Escazú Municipal Regulatory PlanPlan Regulador de la Municipalidad de Escazú

As there is no other indication, it is understood that this is the only part not approved by said Directorate. Therefore, the following motion is made: "It is resolved: Based on the provisions of Articles 11 and 169 of the Political Constitution, 11 of the General Law of Public Administration, 7, 8, 9, 10, 15, 17, 59 and 60 of the Urban Planning Law No. 4240, of November 11, 1978, and official note PU-C-D-1712-2004, from the Urban Planning Directorate of the National Institute of Housing and Urbanism, the formal adoption of the Regulatory Plan for the canton of Escazú, in what was approved by the Urban Planning Directorate of the INVU. Publish in the Official Gazette La Gaceta, the notice of the adoption that the Municipal Council has made in this resolution, and the document. The Regulatory Plan shall take effect upon the indicated publication." Firm Resolution.

FACULTY OF EARTH AND SEA SCIENCES SCHOOL OF GEOGRAPHICAL SCIENCES NATIONAL UNIVERSITY Reviewed and updated by the Urban Planning Directorate of the INVU, in March 2003, with observations that the community and the Regulatory Plan Working Commission made from July 2003 to May 2004, as well as those that the Regulatory Plan Working Commission deemed appropriate from those presented both at the Public Hearing, held on May 15, 2004, and eight days thereafter.

(Note from Sinalevi: The present norm was partially reformed and its text reproduced in its entirety by means of ordinary session No. 076 of October 14, 2025, published in Digital Supplement No. 140 to La Gaceta No. 206 of November 3, 2025, and is transcribed below:)

INDEX Content Chapter I. Establishment and application of the Regulatory Plan .......................................................................................... 15

....................................................................... .................................................................................................... ............................. 15

Objectives. .................................................................................... .................................................................................................... ...................................................... 16

................................................... ................................................................................ 18

............................................................. .................................................................................................... ....... 19

Application. ................................................................................... .................................................................................................... ..................................................................................... 19

Modification. ................................................................................. .................................................................................................... .........................................................................20

Flexibility of zoning limits. .................................................. .................................................................................................... .............20

Incentives. ................................................................................... .................................................................................................... ..................................................................................... 21

Construction license (permiso) and municipal responsibility. ...................................................................................... 24

Certificate of land use (uso del suelo). .................................................................. .................................................................................................... ........................................25

Approval (visado) of cadastral plans. ................................................................. .................................................................................................... ................................25

Permit for major construction work. ...................................................... ................................................................................................. 30

Permit for installation of mechanical rides. ................................................. ..............................................................................................31

Permit for demolition. ...................................................................... .................................................................................................... ...............................................31

Workers' compensation insurance policy (póliza de riesgos de trabajo). ................................................................. .................................................................................................... ........................................32

Permit for earthworks (movimiento de tierra).............................................................. .................................................................................................... .....................32

Environmental impact assessment (evaluación del impacto ambiental). ............................................................ .................................................................................................... .................. 33

Validity of certificates and permits. ......................................................... .................................................................................................... .................... 33

Resolution timeframe........................................................................... .................................................................................................... .......................................................... 34

Construction work schedule. ......................................................... .................................................................................................... .................. 34

Nuisance to third parties. ........................................................................ .................................................................................................... .......................................................... 34

Special requirements for residential developments (urbanizaciones) and condominiums. ..................................... ................................................................ 34

Potential hazards. ........................................................................ .................................................................................................... .............................................. 35

Professional responsibility. ................................................................. .................................................................................................... ................................... 35

.................................................................. .................................................................................................... .............. 36

Powers and penalties. ....................................................................... .................................................................................................... .................................................. 36

Infractions. ................................................................................. .................................................................................................... ............................................................................ 36

Procedures. ............................................................................... .................................................................................................... .................................................................. 36

License (patente) for construction companies. .......................................................... .................................................................................................... ............ 37

Remedies (recursos)....................................................................................... .................................................................................................... ................................................................................... 37 Chapter II. Land-Use Zoning Regulation. .............................................................................................. 39

Residential zones. .......................................................................... .................................................................................................... ............................................................ 39

Commerce and services zones.................................................................. .................................................................................................... ................................ 39

Mixed Small Industry and Commerce Zone (Zona Mixta de Pequeña Industria y Comercio, ZMPIC). ........................................... ........................................................................... 39

Parks and Community Facilities Zone (Zona de Parques y Facilidades Comunales, ZP). ................................................. ........................................................................................... 39

Agricultural Buffer Zone (Zona Agrícola de Amortiguamiento, ZAA). ....................................................... .................................................................................................... .... 39

Special protection and control zones. ....................................................... .................................................................................................... ........... 39

Zones for tall buildings (edificaciones en altura). ........................................................... .................................................................................................... ...................... 39

Boundaries between zones ........................................................................... .................................................................................................... ............................................................. 39

Conforming uses (usos conformes). ............................................................................... .................................................................................................... .................................................................. 40

Non-conforming uses (usos no conformes) ............................................................................. .................................................................................................... ......................................................... 40

Conditional uses (usos condicionales) ............................................................................ .................................................................................................... .......................................................... 40

Uses not specified as conforming, conditional, and non-conforming uses ....................................................... 41

Minimum frontage. ................................................................................ .................................................................................................... ............................................................................ 41

Minimum area. ............................................................................ .................................................................................................... ................................................................. 41

Maximum height. ................................................................................ .................................................................................................... ........................................................................ 41

Maximum coverage. ............................................................................. .................................................................................................... ......................................................... 42

Setbacks (retiros). ...................................................................................... .................................................................................................... ........................................................................................... 42

Densities..................................................................................... .................................................................................................... ............................................................................ 44

Connected or complementary uses to housing .................................................... ................................................................................................ 50

Low-Density Residential Zone (Zona Residencial Baja Densidad, ZRBD). ....................................................... .................................................................................................... ...............51

Medium-Density Residential Zone (Zona Residencial Media Densidad, ZRMD). ...................................................... .................................................................................................... .... 53

Medium-High Density Residential Zone (Zona Residencial Media Alta Densidad, ZRMAD). ................................................ ........................................................................................... 55

High-Density Residential Zone (Zona Residencial Alta Densidad, ZRAD). ....................................................... .................................................................................................... ............. 56

High-High Density Residential Zone (Zona Residencial de Alta-Alta Densidad, ZRAAD). .............................................. .......................................................................................... 58

Height restriction on lands adjacent to diplomatic headquarters. ................................................................................ 60

......................................................... ................................................................................................60

Classification. ............................................................................... .................................................................................................... ........................................................................... 60

Linear Commerce Zone (Zona de Comercio Lineal, ZCL). ............................................................... .................................................................................................... ................................ 61

Specific Commerce Zone (Zona de Comercio Puntual, ZCP). .............................................................. .................................................................................................... ........................ 63

Parking: .................................................................................. .................................................................................................... ............................................................. 64 Conforming uses: .................................................................................... .................................................................................................... ................................................................. 64 Conditional uses: ................................................................................ .................................................................................................... .......................................................... 64 Non-conforming uses: ................................................................................. .................................................................................................... ......................................................... 64

Conforming uses: .................................................................................... .................................................................................................... ................................................................ 65 Conditional uses: ................................................................................ .................................................................................................... ......................................................... 65 Non-conforming uses: ................................................................................. .................................................................................................... ........................................................ 65

Requirements: ........................................................................................ .................................................................................................... ................................................................................. 66 Conforming uses: .................................................................................... .................................................................................................... ................................................................ 66 Conditional uses: ................................................................................ .................................................................................................... ......................................................... 66 Non-conforming uses: ................................................................................. .................................................................................................... ........................................................ 66

Conforming uses: .................................................................................... .................................................................................................... ................................................................ 66 Conditional uses: ................................................................................ .................................................................................................... .......................................................... 67 Non-conforming uses: ................................................................................. .................................................................................................... ......................................................... 67

Cemetery ................................................................................... .................................................................................................... ............................................................................ 67

...................................... ........................................................................... 67

Requirements ................................................................................... .................................................................................................... .................................................................................. 70

Setbacks (Retiros). ..................................................................................... .................................................................................................... ............................................................................................ 71

Conforming uses. .............................................................................. .................................................................................................... ................................................................... 71 Annex. Conforming industrial uses. ................................................................ .................................................................................................... ....................... 71

Conditional uses. .......................................................................... .................................................................................................... ........................................................... 73

Non-conforming uses. ........................................................................... .................................................................................................... ......................................................... 73

Definition. .................................................................................. .................................................................................................... ......................................................................................74

Parks and community facilities area. ..................................................... .................................................................................................... ...74

Complementary services. ................................................................... .................................................................................................... ........................................74

Second-level Comprehensive Health Unit. ................................................... .................................................................................................... .....74

Technical Vocational High School. .................................................................. .................................................................................................... ................................... 75

Land swap for taxes. .............................................................. .................................................................................................... ............................ 75

Definition of urban quadrants. ............................................................ .................................................................................................... ....................... 75

Requirements ................................................................................... .................................................................................................... .................................................................................... 76

Conforming uses ............................................................................... .................................................................................................... .................................................................. 77

Conditional uses: .......................................................................... .................................................................................................... ............................................................ 77

Non-conforming uses: ........................................................................... .................................................................................................... ........................................................... 77

Definition. .................................................................................. .................................................................................................... ..................................................................................... 78

Cerros de Escazú Protection Zone (Zona de Protección de los Cerros de Escazú, ZPCE)............................................. ................................................................................. 78

Water Sources and Riverbanks Protection Zone (Zona de Protección de Fuentes de Agua y Riberas, ZPFAR). .................................................................................................... 84

Special control zones for vulnerable areas................................................ .......................................................................................... 87

Requirements: ........................................................................................ .................................................................................................... .................................................................................. 87 Conforming uses: .................................................................................... .................................................................................................... .................................................................88 Conditional uses: ................................................................................ .................................................................................................... ..........................................................88 Non-conforming uses: ................................................................................. .................................................................................................... .........................................................88

Requirements: ........................................................................................ .................................................................................................... ..................................................................................88 Conforming uses: .................................................................................... .................................................................................................... ................................................................ 89 Conditional uses: ................................................................................ .................................................................................................... ......................................................... 89 Non-conforming uses: ................................................................................. .................................................................................................... ........................................................ 89

Special control zone for heritage areas. ...................................... ....................................................................... 89

Río Tiribí Special Control Zone (Zona de Control Especial Río Tiribí, ZCERT). ................................................. .................................................................................................... ....... 93

Costa Rica Country Club Special Control Zone (Zona de Control Especial Costa Rica Country Club, ZCECRCC). ....................................................................................... 95

Urban renewal. ........................................................................... .................................................................................................... ..................................................... 95

Definition.................................................................................... .................................................................................................... ..................................................................................... 97

Reforestation of wild areas. ........................................................... .................................................................................................... ............................ 97

Reforestation of riverbanks and watershed protection. ............................................ ................................................................................... 97

Reforestation of main roads............................................................. .................................................................................................... ........................... 97

Urban parks. ............................................................................. .................................................................................................... .............................................................. 98

Incentives ................................................................................... .................................................................................................... ................................................................................... 99

Requirements. .................................................................................. .................................................................................................... ................................................................................. 99 Chapter III. Roadway Regulations ............................................................... ................................................................................... 100

......................................................... ........................................................................................... 100

National primary highways .............................................................. .................................................................................................... ........................... 101

National secondary highways ............................................................ .................................................................................................... ................. 101

National tertiary highways.............................................................. .................................................................................................... .......................... 101

Neighborhood roads. ........................................................................... .................................................................................................... ....................................................... 102

Local streets. .............................................................................. .................................................................................................... .................................................................... 102

Other roads. ............................................................................... .................................................................................................... ............................................................... 102

Definitions.................................................................................. .................................................................................................... ...................................................................... 103

Scope ...................................................................................... .................................................................................................... ............................................................................. 103

Urban easements (servidumbres) or exceptional access for residential use .................................................................... 104

Agricultural easements (servidumbres) ....................................................................... .................................................................................................... ........................................ 106

Definition ................................................................................... .................................................................................................... ............................................................................... 107

Number of spaces and design standards ........................................................ ................................................................................................. 107

Front parking lots ................................................................... .................................................................................................... .................................. 107

Design of parking lots on primary roads ................................................. ........................................................................................ 108

Number of parking spaces per activity .................................................................................................. 108

.......................................................... ............................................................................................... 109

Ownership of roads......................................................................... .................................................................................................... ................................................. 109

Occupation of public roads. ................................................................. .................................................................................................... .............................. 109

.............................................................. .................................................................................................... ...... 109

Fences on vacant lots ...................................................................... .................................................................................................... ............................................. 109

Sidewalks ....................................................................................... .................................................................................................... ................................................................................. 109

Pedestrian crossings ............................................................................ .................................................................................................... ...................................................... 110

Steps in public spaces .................................................................. .................................................................................................... .............................. 110

Safety barriers ........................................................................ .................................................................................................... .............................................. 110

Billboards and railings .............................................................................. .................................................................................................... ..................................................................... 110

Tree planting on streets and urban furniture ............................................... .............................................................................................. 110

Pavement breaking .......................................................................... .................................................................................................... .................................................... 111

Temporary installations, materials, and debris on the road .............................................................................................. 111

Gutters and downspouts ........................................................................... .................................................................................................... ....................................................... 111

Height of elements projecting from the building line ................................................................................................ 111

Eaves, marquees, and awnings ................................................................ .................................................................................................... ..................................... 111 Chapter IV. Installation of Outdoor Advertising .................................................... ........................................................................ 112

........................................................................ .................................................................................................... ............................ 114

Chapter V. Transitory Provisions ........................................................................... .................................................................................................... ...... 120

121

Chapter VI. Glossary .............................................................................. .................................................................................................... ............ 122

........................................................... .................................................................................................... . 122

Annexes.............................................................................................. .................................................................................................... ............................... 129 Construction and Urbanistic Parameters Sheet ................................................... .......................................................................... 129 This Municipal Regulation has been reproduced due to a technical error, by means of an ERRATA, published in La Gaceta No. 54 of March 17, 2005, which establishes that it should read as follows:

"The Municipal Council of the canton of Escazú, in its extraordinary session No. 59, record No. 199, held on Friday, December 17, of the year two thousand four, agreed: Agreement AC-693-04: "1.-The entire population of the canton of Escazú is aware of the need for a land-use plan (plan de ordenamiento territorial), in accordance with environmental, road access, and landscape requirements.

Article 50 of the Political Constitution.

54 of May 12, 2003, appointed, in accordance with Articles 59 and 60 of the Urban Planning Law (Ley de Planificación Urbana), the Regulatory Plan Working Commission, with the purpose of preparing the Regulatory Plan for the canton of Escazú.

100 of March 29, 2004, published in La Gaceta No. 68 of April 6, 2004, the public hearing indicated in Article 17 of the Urban Planning Law was convened. It was held on May 15, 2004.

54 of October 7, 2004, the Municipal Council agreed to forward to the Urbanism Directorate of the INVU the Regulatory Plan document presented by the Regulatory Plan Working Commission, on October 7 of this year, so that it could proceed, in accordance with the law, to the approval or rejection of the proposed project for the Regulatory Plan that was being sent to it, making the pertinent recommendations, suggestions, or requirements.

The foregoing means that it is to that Directorate that the law has entrusted the technical advice and assistance to municipalities, making it co-responsible for the best and most accurate development of local planning, and more specifically with the Regulatory Plans. For its part, subsection 4) of Article 8 of the Urban Planning Law orders the Urbanism Directorate, in association with the Planning Office (now the Ministry of Planning), to "Resolve and reconcile, in association with the Planning Office, the inconsistencies noted in the National Urban Development Plan, or between projects proposed by different institutions and agencies, informing the correlated entities of such incompatibilities along with the case's recommendations." The underlining is not from the original text.

Article 9 of the Urban Planning Law states: "The local advice and assistance enunciated in subsection 3) of Article 7 shall comprise the collaboration of the aforementioned Directorate with a view to the following: 1.-Prepare, apply, and modify the Regulatory Plan and its regulations; 2.-Study and recommend improvements to the administrative systems and resources of the municipalities, with the aim of enabling greater development of local planning programs; and 3.-Propose cooperative financing projects to municipalities, aimed at carrying out improvements of special significance that promote the application of the regulatory plans. Finally, in relation to the powers and responsibilities of the Urbanism Directorate, Article 10 of the Urban Planning Law, to the extent pertinent, states: "The following also correspond to the Urbanism Directorate, within the control functions assigned to it by subsection 4) of

As there is no other indication, it is understood that this is the only thing not approved by said Directorate. Therefore, a motion is made: "It is agreed: Based on the provisions of Articles 11 and 169 of the Political Constitution, 11 of the General Law of Public Administration, 7, 8, 9, 10, 15, 17, 59, and 60 of the Urban Planning Law No. 4240, of November 11, 1968, and official note PU-C-D-1712-2004, from the Urbanism Directorate of the National Institute of Housing and Urbanism, the formal adoption of the Regulatory Plan for the canton of Escazú, as approved by the Urbanism Directorate of the INVU. Publish in the Official Gazette La Gaceta the notice of the adoption made by the Municipal Council in this agreement, and the document. The Regulatory Plan takes effect from the indicated publication." Firm Agreement.

The Municipality of Escazú, hereinafter referred to as the Municipality, in exercise of the powers granted by the Urban Planning Law (Ley de Planificación Urbana) No. 4240, of October 15, 1968, and its amendments, in Articles 15, 19, and following and concordant; as well as the Municipal Code, Law No. 7794, of April 30, 1998, and its amendments, in

The Regulatory Plan is implemented in accordance with the provisions of Article 17 of the Urban Planning Law. The procedure is described below:

• a)A public hearing was convened through the Official Gazette La Gaceta, No. 68 of April 6, 2004. Said hearing was held on May 15, 2004, at the República de Venezuela School, where the readjustment project for the San Rafael district and the inconsistencies found in a previous publication were made known, which are detailed within the proposed regulations and their corresponding maps, along with the verbal and written observations made by interested parties.
• b)Approval was obtained from the National Institute of Housing and Urbanism.
• c)The Municipal Council agreed to the formal adoption of its regulations, by an absolute majority of votes, in extraordinary session No. 59, held on December 17, 2004, according to agreement No. AC-693-04.
• d)This Regulation is published in the Official Gazette La Gaceta and the agreement for the adoption and entry into force of the Regulatory Plan is reported as of that same date, unless the cases mentioned in Chapter V on Transitory Provisions arise.

The Plan aims to conceptually maintain and emphasize the residential vocation of the canton, preserving and reinforcing the ecological zones in the Cerros de Escazú and the cultural spaces and constructions that give it particular characteristics. In addition, commercial areas on primary roads are regulated.

The conforming use for housing and uses related to it that lead to consolidating said use are prioritized, promoting the quality of residential life in an integral manner with the urban aspects, services, and amenities that must comprise it, avoiding the mix of uses unrelated to residential zones. Therefore, conflicting commercial uses that cannot keep potential nuisances within their property are confined to areas that, due to their location, do not disturb the inhabitants of residential areas.

The foregoing precepts were the justification for the Local Government, as a first stage of an adjustment to the regulatory plan at the cantonal level, but regarding this new update, it will focus solely on the jurisdiction of the San Rafael district, with the purpose of fostering its residential-commercial vocation, establishing related activities on the roads (primary, secondary, and tertiary) that make up its road network, seeking to generate new sources of local income that would improve the quality of life for both new residents and the vast majority of property owners; through the integration of the multiplicity of complementary urban aspects, to promote short trips that allow satisfying their basic needs within their same locality, but always avoiding the mix of uses not compatible with residential zones. The regulatory basis for this new partial proposal comes from the current Reglamento de Fraccionamientos y Urbanizaciones of the Instituto Nacional de Vivienda y Urbanismo (INVU), Article 55, which establishes the minimum areas required for commercial or private services in residential use projects.

On the other hand, intensive industrial use is ruled out in the canton, and only the industrial zone in Guachipelín, created by the Plan GAM, will be consolidated, with light industry or complementary uses such as small rental warehouses, storage warehouses, and similar, in addition to commerce and services.

Objectives.

The efficiency of the Escazú Regulatory Plan lies in its relationship with the rest of national planning, of which it is a part. This plan must be generated and implemented in such a way as to allow each governmental level (central, decentralized entities, and local) to retain its scope of competence. This can be achieved by acting in coordination with the rest of the decision-making bodies and the local government, for the regulation and planning of human settlements.

The Regulatory Plan becomes a principal instrument for coordinating national and local public action, in addition to guiding private action, both in short-term attention and in space and development forecasts over a medium and long period.

The Regulatory Plan has the following fundamental objectives:

• a)To adapt urban and rural land uses to current and foreseeable needs.
• b)To reconcile urban development with both land availability and the existence and possibilities of infrastructure supply.
• c)To anticipate the requirements for housing, infrastructure, and urban facilities derived from the size and functions foreseen for each population zone, based on the policies established by the regional plans Plan GAM-82 through Decreto Ejecutivo Nº 25902-MIVAH-MP-MINAE, Plan GAM 2013-2030 through Decreto Ejecutivo N° 38334-PLANMINAE-MIVAH-MOPT-S-MAG, and the Municipal Council.

The Land-Use Zoning area has the following objectives:

• a)To delimit the field of development possibilities for the different zones of the canton, based on the guidelines of the desired territorial planning and the specific characteristics of each population center.
• b)To implement comprehensive planning of the cantonal urban structure, wherein two planning policies are distinguished, namely:

Consolidation policy:

Applies to population centers or urban and rural systems that, due to their level of development action, only require planning of their basic structure to prevent the negative effects of population concentration and urban activities, without affecting their current dynamics.

Regulation policy:

Applies to population centers or urban and rural systems, with the purpose of reducing the current intensity of uses and purposes, promotion actions, and priority activities and services.

The road regulation area proposes the following:

• a)To define a road system that contributes to urban and rural planning.
• b)To improve the interaction between populated centers and urban and rural systems to strengthen their complementarity and development links.
• c)To promote a road hierarchy that allows establishing improvements in land use, based on population growth and development activities.
• d)To restrict the transit of heavy cargo vehicles circulating within residential zones.
• e)To improve the population's access to centers for development activities and public services.
• f)To promote the expansion of both the canton's feeder road networks and local roads.
• g)To improve the connection between the different zones of the canton and the rest of the Gran Área Metropolitana, and among its own urban and rural systems.

Regarding the administration of the canton's development, the objective is to design an information system to facilitate municipal management in the growth and development process that allows:

• a)Supporting its territorial planning systems and the decision-making process.
• b)Strengthening its own administration.
• c)Facilitating the control, evaluation, and monitoring of cantonal development management.
• d)Providing a technical tool for strategic planning and the formulation and reformulation of growth and development plans.
• e)Providing clear regulations on requirements, incentives, procedures, and responsibilities regarding land use, construction, and urbanization.

The Regulatory Plan is composed of:

• a)The maps published with this document; that is: the "Zoning, Road Network, and Environmental Fragility Indices" map, as well as the "Districts" map.
• b)The Regulations for Land-Use Zoning, Official Map, Road Network, and Outdoor Advertising, plus others that are incorporated from their revisions.
• c)The studies that support the Plan and describe the physical-territorial, economic, and social situation of the canton, and those others that may be implemented in the future, which will be available to the public for consultation at the municipality's headquarters.
• d)The supplementary regulations issued by the INVU as stipulated in Ley 4240, Transitorio II, corresponding to the Construction, Subdivision, and Urbanization Regulations, Urban Renewal, and other national, regional, and local regulations.

The Regulatory Plan is mandatory for all persons, whether natural, public or private, national or foreign, throughout the territory of the canton of Escazú. This Local Plan supplements the text that the Regional Plan of the Gran Área Metropolitana (Decreto Ejecutivo No. 13583 -VAH-OFIPLAN, La Gaceta No.95, of May 18, 1982, and No. 25902-MIVAH-MP-MINAE, scope No. 15 to La Gaceta No. 66, of April 7, 1997) designated for the canton of Escazú.

Likewise, due to the update of the previous regulations, this Regulatory Plan Regulation replaces the regulations for the Installation of Outdoor Advertising in the canton of Escazú (Scope No. 36 to La Gaceta No. 100 of 05/25/01).

Supplementarily, and as previously mentioned, for matters not expressly regulated by this Plan, the norms and regulations of national and regional rank, consistent with the current urban planning legislation, apply. However, they should preferably be analyzed within the Commission or the Municipal Office of the Regulatory Plan together with the Planning and Urban Control Process of the Municipality. Previous agreements of the Municipal Council of the Canton of Escazú that oppose this new version of the Regulatory Plan are repealed.

Application.

The administration and application of the Regulatory Plan will be the responsibility of the municipal administrative units related to the matters regulated by the regulations, especially the Planning and Urban Control Process and the Municipal Office of the Regulatory Plan.

The design of any public or private building intended for user service must comply with the regulations set forth in Ley 7600, Ley de Igualdad de Oportunidades para las personas con Discapacidad in Costa Rica. Likewise, the observance of this regulation is recommended for all other types of projects.

For obtaining the license, a construction tax will be charged, which will be used for the purposes described in the Ley de Planificación Urbana. This tax corresponds to 1% of the value of constructions, condominiums, subdivisions for urban planning purposes, and urbanizations. In cases of social interest projects, up to 0.5% of their value will be charged.

Government entities that execute works will not pay construction tax; however, they must carry out the corresponding procedures before the Municipality, so that coordination is established between it and said entities. In this way, the characteristics of the work can be made compatible with the potential of the urban infrastructure and its maintenance.

Municipal licenses will always safeguard the rights of third parties. The owner and the responsible professional will be responsible for the estimated data in the project, as well as the structural and architectural characteristics of the interior of the work. The Municipality will monitor compliance with the requirements of the Regulatory Plan, such as: land use, density, alignments, levels, heights, coverage, minimum lot frontages and areas, among others.

No construction permit will be authorized on a property line if it does not comply with the right-of-way proposed by the Road Regulation of this Plan, unless it involves an existing work declared of heritage interest, at the local, regional, or national level.

Once the start of the procedure is authorized and the documentation to request the construction permit is submitted, as well as other procedures such as approvals, land uses, sign licenses, the interested party will have ninety calendar days to withdraw the documents; after this period, the application and even the submitted construction plans will be removed from the municipal archives.

To proceed with the removal of the documents, once the established period of ninety days has expired, the complete file will be officially sent to the Central Archive, reporting the situation and requesting its removal. Said communication will include the name of the owner or applicant, the type of application, the procedure number, the entry date, and the status. The Regulatory Plan Commission or the Municipal Office of the Regulatory Plan will monitor the correct application of the norms, exceptions, incentives, and sanctions that the regulations dictate or authorize. In the case of the implementation of the Commission, it must be formed in accordance with articles 59 and 60 of the Ley de Planificación Urbana, by council members, interested residents, and administrative staff officials, with a maximum of seven people in total.

Said Commission or Office may form, together with residents and experts in the field, Advisory Committees for specific areas, such as architectural, cultural, and environmental heritage.

The Regulatory Plan Commission or the Municipal Office of the Regulatory Plan, on its own, at the request of canton residents, or by initiative of the Municipal Council, will analyze all updates and revisions to the original document that are necessary as the years pass, in order to keep the Plan updated.

Modification.

For the modification, suspension, or total or partial repeal of the Regulatory Plan, the requirements indicated in article 17 of the Ley de Planificación Urbana must be observed.

Except for the inclusion of new roads and public properties in the Official Map, along with their respective list, only for urban development projects processed and approved before the APC system of the CFIA, and subdivisions for urban planning purposes endorsed by the INVU and the Municipality.

Flexibility of zoning limits.

Variation of requirements may be permitted, but always respecting what refers to zones under environmental or anthropic risk and the environmental variable, of this Regulatory Plan in the following cases:

• a)When the case corresponds to a governmental management project categorized as an emergency, or of social interest, and/or public interest at the local, regional, or national level.
• b)For the development of urban renewal projects, to conserve, rehabilitate, or remodel defective, deteriorated, or decaying urban areas, taking into account inconvenient parceling or building, lack of community services and facilities, or any other condition adverse to general safety, health, and well-being.

It will be the competence of the Municipal Council, together with the Local Regulatory Plan Commission, to analyze in the above cases the possibility of varying the requirements, by a maximum of up to an additional twenty-five percent, provided that the required infrastructure exists or is included within the project, and areas designated for public use cannot be reduced.

Incentives.

In cases of commercial, residential, or mixed-use multifunctional building projects that provide extra public use space such as plazas, small squares, covered arcades, and in general space dedicated to pedestrian public urban use, for each square meter left for public pedestrian use, an additional buildable area will be permitted, which may be projected vertically, provided it does not exceed the maximum height authorized by the Dirección General de Aviación Civil in the sector.

Within the framework of sustainable development, to achieve a balance between private and public interests, in addition to the use of the State's power to regulate private activity, the incentivization of private initiatives for public benefit must be sought.

The Regulatory Plan contains the following incentives, among those that national legislation allows in this regard:

In accordance with Resolution No. 1849-2024-SETENA, issued on October 22, 2024, the density adjustment for the district of San Rafael is exclusively approved, based on the Environmental Fragility Indices linked to the environmental viability of the sector, which was reaffirmed in Ordinary Session No. 081-2024 of SETENA, held on the same date.

This incentive is applicable only to vertical building projects located in the district of San Rafael, where it must have the mandatory requirement of incorporating a wastewater treatment system (treatment plant), duly authorized by the Municipality and the competent institutions.

Below is the detail of the flexibility of applicable requirements, according to the specific location within the district:

(A) Height-affected projects in the Tobías Bolaños airport influence zone must previously consult their construction height with the Dirección General de Aviación Civil (DGAC).

(B) The setback indicated in the table applies to constructions facing a cantonal route. If facing a national route, the corresponding alignment must be requested from the Ministerio de Obras Públicas y Transportes (MOPT).

(C) The coverage will be 80% (the remaining 20% of the area must be designated as green area).

Note: In this district, vertical projects that reduce their coverage to 50% may use the Coeficiente de Aprovechamiento Residencial (CAR) according to the contributory areas: 60 m² for 1 bedroom, 75 m² for 2 bedrooms, and 90 m² for 3 bedrooms (or a combination thereof), in accordance with Art. 54 of the Reglamento de Fraccionamientos y Urbanizaciones. The number of residential units = [(CAR x lot area) ÷ contributory area]. Where the CAR is for ZRBD=0.50; ZRMD=0.75; ZRAD, ZCL, ZCEA, ZCPM, ZCPTM, ZMLDS=0.81; ZRAAD=0.84.

It is described for the Zona Protectora de los Cerros de Escazú (ZPCE) and for the Zona de Protección de Fuentes de Agua y Riberas (ZPFAR) in the respective corresponding articles, in exchange for their owners complying with certain use norms. It refers only to land that is being used for the protection of natural resources, not to constructions (of any type) carried out in the Zona Protectora.

Below are the benefits that the owner can obtain:

• a)Interior galleries: The owner of a building that designates an interior gallery with a minimum of 5 meters wide for public pedestrian use will obtain the benefit of increasing the maximum permitted construction area by 3 square meters for each square meter of gallery.
• b)Porticos: The owner of a portico integrated into the sidewalk, with a minimum of three meters of clear width, who designates it for pedestrian use, will obtain the benefit of increasing the construction area by 4.5 square meters for each square meter of the portico.
• c)Open spaces: The owner of a ground floor of open spaces or roofed with translucent materials, who designates it for public use (but not for sales and cafeterias), will obtain the benefit of increasing the construction area by 6 square meters for each square meter ceded. These benefits will allow increasing the height of the property or its coverage; the latter on the condition that the owners comply with hygiene standards.
• d)Land swap for taxes: In cases where the Municipality of Escazú requires improving the condition of cantonal public areas, it may establish an agreement with the affected owners, so that they cede the land to the city in exchange for the exoneration from paying a Property Tax that compensates for the value of the ceded land.

In addition to this Regulatory Plan, it is complemented with the regulations recently issued by the INVU called Reglamento de Renovación Urbana and Guía básica para la Implementación de Procesos de Reajuste de Terrenos Reparcelamiento con Reparto de Cargas y Beneficios, and by the MIVAH regarding the Ley Reguladora de la Propiedad en Condominios and its regulation, the foregoing subject to the prior submission of the Plan Proyecto de Renovación Urbana, before the Municipal Regulatory Plan Office for its analysis, assessment, and possible approval, as detailed below:

 Reajuste de Terrenos: A land management instrument that consists of the voluntary grouping of properties by one or several owners, with the objective of redefining their cadastral and registry property boundaries to others of greater and better technical and functional convenience, allowing for a better provision of infrastructure and public space, in order to improve the urban fabric. Each owner will contribute a part or all of their real estate to merge it with adjoining properties.

 Incentivizable Practices: The municipal government may establish incentives for Planes Proyecto de Renovación Urbana that promote any of the following practices:

 Donation of land to the local government for public use, in excess of what is stipulated by law.

 Restoration of heritage properties of municipal and national interest, as well as those declared real estate of historical-architectural interest.

 Greater cession of area for public space than what is established in the norm.

 Integration of river and stream beds into the Project, through their reforestation to form urban linear parks.

 Provision of additional pedestrian and vehicular paths and bike lanes.

 Building of public facilities for education, health, culture, art, and sports.

 Substitution of non-permitted or non-conforming activities, as established in article 28 of Ley N°4240, or current regulations on the matter.

 Installation of urban equipment.

 Implementation of energy-saving systems, clean energy generation, water reuse.

 And other guidelines, to be verified in the Plan Proyecto to be assessed by both the INVU and the Municipality.

For the development of condominiums, apart from what is stipulated in this regulation, the updates made by the Executive Branch (MIVAH) to both the Ley Reguladora de la Propiedad en Condominios Nº 7933, and its Regulation issued through Decreto Ejecutivo N° 32303-MIVAH-MEIC-TUR, apply.

In the event that the application of the area increase results in increasing the maximum permitted height parameter in the zone where the project is developed, the building must adjust its maximum height to what is established by the Dirección de Aviación Civil (DGAC).

Construction license (permit) and municipal responsibility.

Any work related to construction, carried out within the canton of Escazú, whether of a permanent or provisional nature, must obtain the corresponding municipal license (permit) before its start.

The works, according to their category, must comply with the requirements that make up the Reglamento de Requisitos para Permisos de Construcción, Remodelación, Demolición y Movimientos de Tierra,

Land-use certificate.

For the purposes of requesting business licenses, construction permits (including expansion, remodeling, and restoration), demolition, earthworks (movimiento de tierra), and urbanization, any natural or legal person must previously obtain a land-use certificate, according to articles 28 and 29 of the Ley de Planificación Urbana.

The municipal land-use certificate will accredit the conformity of the use with the zoning requirements and its conditions, such as alignments, frontage, minimum areas, coverage, and other conditioning factors, if any, such as heights, accesses, vegetation, signs, finishes, schedules, and others.

For the processing of the land-use certificate, what is regulated in this Regulatory Plan will be taken into account, as well as the Ley de Uso, Manejo y Conservación de Suelos (Ley No. 7779 of 4/30/98,) and the Ley de Planificación Urbana (No. 4240).

The described certificate is only one of the requirements and should not be interpreted as a permit to carry out the requested activity or work.

Approval of cadastral plans.

The Municipality of Escazú, through the official expressly authorized by the Municipal Mayor, will issue the approval of survey plans free of charge within a period not exceeding 10 business days, for which the following regulations must be complied with:

The approval of survey plans will be mandatory to authorize the division or subdivision of any property for the purpose of selling, transferring, negotiating, distributing, exploiting, or using separately the resulting parcels, including partitions from judicial or extrajudicial adjudication, locations of undivided rights, constitution of subsidiary farms under the condominium regime, and mere segregations held by the same owner.

As well as with what is determined in the Regulation to the Ley Reguladora de la Propiedad en Condominio Decreto N° 32303-MIVAH-MEIC-TUR and its Amendments.

Plans to be approved in original and two copies. If the original plan is not available, the interested party must submit a certified and updated copy from the Catastro Nacional. Under no circumstances will photocopies of reduced plans, joined with adhesive tape, or on thermal paper (fax) be accepted.

• a)Alignments to rivers, springs (manantiales), drilled wells for water use, and in general to public domain watercourses, issued by the Department of Urbanism of the INVU, or the Water Directorate of MINAE.
• b)In the case of cadastral plans of properties facing streets of the national road network defined in article Nº 1 of the Ley General de Caminos Públicos, the official alignment from the Ministerio de Obras Públicas y Transportes must be provided.
• c)Provide a plan or sketch of the parent property signed by an authorized professional in topography, indicating all the parcels resulting from the subdivision with their respective frontages, depths, and areas.
• d)Provide the plans modified by the plan to be approved, provided they are expressly indicated on it by means of a note.
• e)Certification of being up to date on municipal taxes and services by the owner of the property corresponding to the plan to be approved.
• f)Duly completed application form, which will be provided by the Municipality of Escazú at its central offices or through electronic means.
• g)In the case of subdivision of land located in forest reserves or special areas of forest protection or agricultural use established by law, the approval of the Ministerio de Agricultura y Ganadería approving the division of the property into minimum productive parcels must be presented.
• h)When it is established, based on the official cartography issued by the Instituto Geográfico Nacional, that the lot to be segregated has an overall slope greater than or equal to 30%, a slope stability study must be presented that guarantees the stability of the land if it involves parcels for urban use or located in residential use zones.
• i)When it is desired to change agricultural land use to other uses, what is established in the Regulation to the Ley de Uso, Manejo y Conservación de Suelos in its article V must be complied with.

To be eligible for municipal approval, every cadastral plan must indicate without exception the following information:

• a)That stipulated by the Regulation to the Ley Catastro.
• b)When it is desired to subdivide lots facing existing public streets that do not have the dimensions or road width indicated by the Regulatory Plan of the canton of Escazú or the Ministerio de Obras Públicas y Transportes in the case of National Routes, the corresponding road widening must be ceded by the subdivider, and the interested party may not build or have private use constructions on it; additionally, it should not be considered as part of the front setback required by zone.
• c)Include in plans the easements (servidumbres) of any type that adjoin, affect, or are located within the lot whose plan is to be approved.
• d)In the case of subdivision of land located in forest reserves or special areas of forest protection or agricultural use established by law, the note "Parcel for exclusively agricultural use", or "Parcel intended solely for forest protection", must be presented if it is registered in the Forest Regime of the Ministerio de Ambiente y Energía (MINAE). Excepted are those cases in which the change of land use is authorized by the Ministerio de Agricultura y Ganadería according to chapter V of the Regulation to the Ley de Uso, Manejo y Conservación de Suelos.
• e)Alignments to rivers, streams, springs (manantiales), etc., that adjoin or are located within the lot whose plan is to be approved.

The following aspects are established for which the referred approval will be denied:

• a)When any of the provisions stipulated in subsections 5.3.2 and 5.3.3 cited above are not complied with.
• b)When the simple subdivision results in lots that have less than the permitted size in terms of minimum frontage and area, without access to a public road, or that fail to comply with one or several of the minimum standards established by the regulations of the Regulatory Plan of the canton of Escazú, or with the regulations on urban development in force at the national level.
• c)When the depth of the parcel or parcels resulting from a subdivision is greater than the frontage multiplied by seven, that is, when the frontage-to-depth ratio is greater than one to seven.
• d)When plans for lots in a subdivision (urbanización) or condominium are submitted for approval (visar) that does not have the permits established by the applicable laws.
• e)When it is desired to divide a property or immovable over which an impediment, reserve, or designation for public use weighs.
• f)When the owner of the property or parcel whose plan is to be approved has overdue or delinquent payment of municipal taxes or fees.
• g)When the plans to be approved contain signs or legends of a promotional nature.
• h)When in subdivisions (fraccionamientos) for urban use with a resulting number of parcels greater than six lots or exceeding areas greater than 900 square meters, the cession in favor of the Municipality of 10% of the area to be subdivided or urbanized, to be dedicated to communal and recreational uses, is omitted, this not counting areas destined for public streets, road widenings, or protection zones. Or when the area ceded for public use is less than 10% or has a general slope greater than the average of the parent property.
• i)When the cadastral plan of subsidiary properties does not conform to the site design approved by the Municipality (distribution plan) and the INVU.
• j)When it is attempted to approve a location plan of undivided rights in clear violation of Article 9 of Law No. 2755 on the Registration of Undivided Rights.
• k)When the plan to be approved is registered in the National Cadastre to the detriment of areas destined for public use, such as parks, green zones, and public streets.
• l)When the Municipal Cadastre Office detects that there is an overlap or superimposition of properties.
• m)When the plan to be approved contains errors in the information it contains or omissions thereof, in such a way that it could mislead the Municipal Administration, for example, absent or incorrect geographic location, reference to a fixed point inconsistent with the reality of the site, inexistence of a reference to a fixed point, inexistence of the widths of public roads directly bordering the land, the boundary description (derrotero) does not coincide with the polygon, among others.
• n)When it is attempted to approve cadastral plans of irregular lots, understood as those with access by alleyway, where the dimensions of this access do not conform to the following rule:

Cadastral plans of lots that do not meet the minimum area and/or frontage requirements demanded for the zone shall be exceptionally approved in the following cases.

• a)When the respective property title was registered before the National Property Registry prior to the enactment of the Regulations of the Regulatory Plan of the canton of Escazú.
• b)When the plans to be approved have been cadastrally surveyed and approved by the INVU in what corresponds, before the enactment of the Regulatory Plan of Escazú, or the interested party proves that the registration process for said plans was initiated in the National Cadastre before the enactment of the said Regulatory Plan, provided that such plans comply with the rules on subdivision (fraccionamiento) of properties prior to the Regulatory Plan of Escazú.
• c)When it is desired to subdivide lots based on existing dwellings, built with permits prior to the enactment of the Regulatory Plan of Escazú, provided that the resulting parcels comply with the applicable rules before the enactment of the said Regulatory Plan:

c.1) In this case, it shall be permitted to present a sworn statement (declaración jurada) signed by the registered owner and authenticated by a notary public, in which it is declared under oath that the existing dwelling(s) on the property that does not meet the minimum area and/or frontage condition were built with the respective permit approved by the municipal administration before the enactment of the Regulatory Plan of Escazú.

The foregoing in a supplementary manner according to Article 15 of Law No. 8220 (Protection of the Citizen from Excessive Requirements and Administrative Procedures).

Warning the registered owner of the provisions stipulated in Articles 318 (perjury) and 323 (false testimony) of the Penal Code, with respect to the sworn statement. Where conceptually a sworn statement (declaración jurada) is understood (from the Diccionario Panhispánico del Español Jurídico, 2020) as: "Personal manifestation, verbal or written, where the veracity of what is declared under oath before administrative or judicial authorities is assured. What is declared is presumed true as long as the contrary is not proven."

The municipal approval (visado municipal) shall remain valid without a specific expiration period as long as the registry situation, boundaries, area of the lot, or any other characteristic susceptible to modification remain unchanged. Otherwise, any modification of the area or boundaries of the lot whose plan was approved, causing a discrepancy between the information in the National Property Registry and the approved plan, shall consequently lead to the processing of a new municipal approval (visado municipal).

Approvals (visados) granted prior to the enactment of the Regulatory Plan of the canton of Escazú shall remain valid as long as the situation described in the preceding paragraph is met.

Any construction up to 30 square meters is considered a minor work (obra menor), such as carports, roof changes, rooms and the like, and walls, fences, and enclosures not exceeding 20 linear meters. In these cases, a minimum of requirements must be met, namely:

• a)Sketch of the proposal with its corresponding measurements and the information necessary to clarify the reason for which the permit is being requested, such as location on the land, height of the construction, type of materials to be used, setbacks (retiros) from adjoining properties, etc.
• b)It must also be presented with the cadastral plan of the property and the corresponding permit application duly completed and signed by the owner, as well as by a responsible professional. The Municipality shall provide a service through professionals in engineering or architecture, who voluntarily advise and sign the plans for minor works, in proven cases of social interest. This "architectural clinic" (consultorio arquitectónico) will function as a community service so that constructions of this type comply with adequate safety standards, as well as setbacks, coverage, and other basic requirements of the Construction Regulations. Excluded from this measure are those constructions located in hazardous and conflictive areas, or with highly complex structural and architectural solutions, since they require a more detailed study process. In these cases, the permit application must comply with the requirements for major works (obra mayor).
• c)For maintenance works such as those listed below and/or similar, no construction permit shall be required:

 Repair of septic tanks.

 Changes of fixtures (kitchen, toilets, sinks, closets, among others).

 Repairs such as painting, changing windows, doors, plastering, and tiling.

 Changes of zinc sheets on roof coverings, gutters, and downspouts without affecting the roof structure.

 Changes in gypsum board, fiber cement, particleboard, wood pieces, among others.

 Sidewalks, ramps, or subfloors less than 10 square meters.

 Changing floors and ceilings less than 30 square meters.

 Fences on wooden or concrete posts with barbed wire.

 Landscaping work in general.

Permit for major construction works.

Any construction larger than 30 square meters is considered a major work (obra mayor). The application for the construction of a work of this type must comply with the respective requirements contemplated in the "Regulation of requirements for construction, remodeling, demolition, and earthworks (movimientos de tierra) permits" of the Municipality.

It shall be an indispensable requirement for any construction project to obtain the approval of water supply by the Instituto Costarricense de Acueductos y Alcantarillados (AyA) in accordance with the provisions issued by this Institution on the zoning ruled for granting water availability (Agreement 2005-1012) published in La Gaceta N. 246, 21/12/2005.

In the case of subdivisions (fraccionamientos), developments (urbanizaciones), and condominiums (residential and commercial), a preliminary project must be submitted to the Urban Planning and Control Process with the purpose of verifying the urbanistic feasibility of the work; however, the preliminary approval granted by this Department does not authorize the sale or the start of execution of works.

In cases where the lands are affected by any geological fault or threats of natural disasters such as landslides, avalanches, areas prone to flooding, etc., according to the map that the National Commission for Risk Prevention and Emergency Response (Comisión Nacional de Prevención de Riesgos y Atención de Emergencias) has for this purpose, and the Environmental Fragility Indices Map of the canton of Escazú, it shall first be necessary for the interested party to present the proposal to said Commission to obtain its opinion before the Municipality issues a pronouncement on the project. In cases where the National Commission for Risk Prevention and Emergency Response grants approval to what is planned in these zones, it shall be essential to have a geological study, as well as to apply the current Seismic Code in all its scopes. Likewise, in the sectors of Salitrillos, Alto Palo Campana, and Bebedero, a preliminary opinion from the Commission shall also be required for any project, due to landslides in those sectors, for which the recommendations given in the Technical Report DPM-INF-059-2003 prepared by said Commission concerning these areas must be taken into account.

In the case of projects with 50 or more parking spaces where the property faces a National Route, a Traffic Impact Study approved by the MOPT must be provided, as well as the respective access plan with the approval of said Institution. In case the property faces a Local Route, it must also provide a Vehicular Impact Study reviewed by the MOPT and approval from the Department of Public Works of the Municipality, as well as an access plan with the respective approval of the same Department. The Municipality shall contract a specialized technical study when necessary to determine the integrated traffic impact of the canton. The recommendations of this study must be applied by developers undertaking projects in the canton.

In case a commercial premises is remodeled or newly constructed without a building license (licencia constructiva), the commercial license shall not be granted until the work completion inspection (recibo de obras) has taken place; and in case it has a valid commercial license, a closure order shall be issued by mere verification of the unauthorized areas and the administrative or judicial procedure tending toward the cancellation, suspension, or declaration of nullity of the commercial license, as applicable, shall be initiated.

Permit for the installation of mechanical rides.

For the installation of temporary mechanical rides, the interested party must obtain a Municipal License. The respective application must clarify the location of the machines, the availability of sanitary services, potable water, the electrical connection, and any other variable required for the proper development of the proposed activities.

Demolition permit.

In addition to the requirements set forth for the minor works (obra menor) permit application described in this chapter, appropriate photographic information must be submitted to understand the qualities of the building to be demolished. This, for the purpose of being compared with the Inventory of Adobe Houses existing in the Municipal Archive. The Department of Urban Development reserves the possibility of referring the case to the corresponding office of the Ministry of Culture.

Workers' compensation insurance policy (Póliza de Riesgos de Trabajo).

In accordance with the provision of the regulation published in Alcance N° 2 of La Gaceta, of January 14, 1999, for the application for the Workers' Compensation Insurance Policy (Póliza de Riesgos de Trabajo), it is necessary for the policy to be registered in the name of the project owner or the professional responsible for the work; in the case of open policies, the legislation pertaining to the protection of workers must be observed.

Permit for earthworks (movimiento de tierra).

Permits for earthworks (movimientos de tierra), in preparation for future works, shall be subject to the authorizations established by current legislation. No earthworks (movimientos de tierra) shall be authorized without first having the Environmental Viability study issued by SETENA. The execution of earthworks (movimientos de tierra) does not obligate the Municipality to grant subsequent permits. Earthworks (movimientos de tierra) and fill are prohibited in active landslide zones, according to the map of the National Commission for Disaster Prevention, and the maps of the environmental variable endorsed by SETENA for this Regulatory Plan.

The application for earthworks (movimiento de tierra) for other purposes must comply with the requirements stipulated in

Also having to comply with the provisions in the INVU Regulations on Subdivisions (Fraccionamientos) and Developments (Urbanizaciones),

When in a development (urbanización) the areas destined for the construction of dwellings require being located in fill zones, the developer must present studies specifying the degree of compaction of the fill. In addition, fill sites may be used for parks, in which case the construction plans must specify retaining walls, slopes, and protective elements against accidents.

For the above cases, the responsible professional must verify that all recommendations indicated in the studies are met and specify in the construction plans the soil stabilization elements to be implemented, as well as in the calculation report (memoria de cálculo) and the fill compaction studies.

No debris shall be left in the area destined for future constructions or in public zones; these must be disposed of in accordance with the Law for Integral Waste Management, Law No. 8839, its reforms, or the regulations that replace it."

Environmental impact assessment (evaluación de impacto ambiental, EIA).

Projects developed in the canton of Escazú must have the approval of SETENA, if required by it, in accordance with the provisions of the General Regulation on Environmental Impact Assessment (Evaluación de Impacto Ambiental, EIA) Procedures, according to decree No. 31849-MINAE-SMOPT-MAG-MEIC (La Gaceta, No. 125 of 06/28/04).

In addition, the following criteria must be considered:

On lands with average slopes of 10 to 30%, a slope stability study must be provided.

Only the cases contemplated in

Piping and bridges shall require a hydraulic and hydrological study.

In cases where an environmental impact assessment (evaluación de impacto ambiental) is requested, it must be carried out for the complete project, even if it is planned to be developed in stages.

Validity of certificates and permits.

The land use certificate (certificado de uso de suelo) shall have indefinite validity, as long as the Regulatory Plan does not undergo changes related to the property in question; in this case, the validity of the certificate shall be reduced to a period of one year, from the formal adoption of such changes.

From the moment the construction permit is authorized, this approval (visado) shall have a validity of 12 months; once the work has begun, it may be extended up to 24 months. If at the end of the first year of validity the work has not begun, the interested party must present themselves to the permits office to re-stamp the project at no cost. In case of expiration, a new permit must be requested and the corresponding payment made, updating the project cost amounts to charge the difference. The resolution shall depend on the rules of the Regulatory Plan in force at the date of the application.

Resolution period.

For the review and approval or denial of construction permits, the provisions of Law 8220, Protection of the Citizen from Excessive Requirements and Administrative Procedures, shall govern, except Article 21 of the Regulation to said Law, for which response periods of 30 calendar days shall govern.

Construction work schedule.

Any construction permit approved by the Construction Control Sub-process of the Municipality may execute the activities inherent to the building in the time period between 6:00 and 18:00 hours, Monday through Friday, and from 6:00 to 13:00 hours on Saturdays. It is prohibited to work on Sundays and legal paid holidays, unless the corresponding duly justified approval for schedule flexibility is issued.

In case of non-compliance with the schedule, the person responsible for the construction shall be notified in writing, once only, warning them that if the established schedule is not observed, the construction shall be closed down. This, provided there is a verified complaint in this regard by a neighbor of the construction.

Nuisance to third parties.

Any nuisance generated on public or private property during the construction process shall be the responsibility of both the professional in charge and the developer, and must always be confined within the same property.

Special requirements for developments (urbanizaciones) and condominiums.

In addition to the requirements established by law, every condominium or development (urbanización) must construct or even make improvements to the sidewalks, pavements, and curbs involved within half of the road section corresponding to the frontage of the property where the project is developed.

Every new development (urbanización) or condominium project must have a wastewater collection network and connection of the effluent to the sewer system, directly to a main collector or via a sub-collector, or else, to the treatment system; all the foregoing, in accordance with the legal provisions in force. In cases of existing projects of this type that do not have such a plant, actions shall be studied jointly with the Municipality, the neighbors, the developer, and AyA, to solve this problem.

In the case of properties accessed through an easement (servidumbre), submission to the Condominium Property Regime shall be permitted, provided it meets the following requirements:

a. For projects of two to forty dwellings, the width of the road shall be at least seven meters wide, with a carriageway or running surface of five meters wide.

b. For condominiums of more than forty dwellings and up to one hundred dwellings, the width of the road shall be eight meters fifty centimeters wide, with a carriageway or running surface of five meters fifty centimeters wide.

c. For condominiums of more than one hundred dwellings and up to one hundred fifty dwellings, the width of the road shall be ten meters wide, with a carriageway or running surface of six meters wide.

d. For condominiums of more than one hundred fifty dwellings and up to two hundred dwellings, the width of the road shall be twelve meters wide, with a carriageway or running surface of six meters wide.

e. For condominiums of more than two hundred dwellings, the width of the road shall be fourteen meters wide, with a carriageway or running surface of nine meters wide.

f. In all cases, road widths greater than those required in the specific subsections shall be allowed.

g. The access easement (servidumbre de paso) shall have a network of hydrants in accordance with the Manual of General Technical Provisions for the Regulation on Human Safety and Fire Protection of the Instituto Nacional de Seguros or the applicable regulations.

h. The easement (servidumbre) shall also contain the right of way for at least the services of electric power conduction, telecommunications, potable water supply, and evacuation of wastewater and stormwater, when the system exists and is in operation in the place.

i. That the easement (servidumbre) is legally constituted or is constituted in the deed of submission to the Condominium Property Regime.

(As amended by Article 2 of Executive Decree No. 34708 of June 6, 2008.)

Potential threats.

If a project were affected by any of the potential threats indicated on the Map of Potential Threats of the Canton of Escazú, prepared by the National Emergency Commission (Comisión Nacional de Emergencias), which is published as part of the Regulatory Plan, it must first have the opinion of said Commission (Disaster Management Directorate), to take the necessary mitigation measures, whether it concerns a geological fault, flood-prone area, landslide, avalanches, or another of similar severity. Constructions shall not be permitted in areas with slopes greater than 30% without the approval of the National Emergency Commission, but constructions shall not be permitted at all in areas prone to landslides or flooding.

Professional responsibility.

Responsibility, both for the architectural, structural, earthworks (movimientos de tierra), electro-mechanical design, as well as for any specialty, lies with the professional who acts as responsible on the construction plans. Compliance with the rules of both the Construction Regulations and related Laws, as well as any regulation or norm referring to a specific construction, is the full responsibility of the professional, as indicated in the Construction Regulations (Article II.1) and the respective Regulation of the Colegio Federado de Ingenieros y Arquitectos de Costa Rica. Municipal responsibility is restricted to alignment, land use (uso de suelo), coverage, and height of the construction. Approval by the different institutions, as well as by the Municipality regarding construction plans, does not relieve the responsible professional of errors or omissions therein, for which responsibility falls on them. It shall be the obligation of construction or consulting companies to establish a domicile for notifications within the canton of Escazú.

Powers and penalties.

The Municipality is empowered, alone or jointly with other institutions, to penalize infractions of the Regulatory Plan rules.

The penalties, specified by the laws and regulations on the matter, include from fines, closure and eviction, to demolition of the work.

Infractions.

The following activities are considered infractions:

• a)Execution of works either without a prior license or with an expired license, or works that do not have a complete set of approved plans, the original construction permit with seals and registered signatures, and the municipal inspector's visit sheet placed in a visible location.
• b)Execution of a work with modifications of more than 10% either in the area or in the construction cost approved by the Municipality.
• c)Execution of works that endanger life or neighboring properties, or that do not implement prevention measures.
• d)Abuse of the public road space through the placement of materials and debris.
• e)Impeding or hindering municipal inspectors in fulfilling their duty.
• f)Clandestine buildings within the protection zone of riverbeds or on them, or in aquifer recharge areas must be demolished by their owners for non-compliance with the provisions of Forest Law (Ley Forestal) No. 7575, Articles 33 and 34.

Procedures.

When a work is built without a license, the Municipality shall order its suspension and the gathering of information; it shall set a deadline for the owner, according to notification from the Department of Urban Development, for the owner to regularize their situation and obtain the corresponding license. Once the interested party receives the permit, the Municipality shall verify whether the work has been executed in accordance with the initially approved project.

If the interested party does not present the project or the modifications or demolitions demanded by the current regulations are not carried out, the Municipality shall order the demolition of the illegal work, at the owner's expense. Under no circumstances shall it authorize its use, and if it is already in use, it shall impose a fine equivalent to 100% of the amount paid as Construction Tax, and shall order the eviction and closure with the help of representatives of the Public Force and the Ministry of Health.

The carrying out of new activities in existing buildings that do not conform to the Zoning of the Regulatory Plan and that cannot be classified through mitigation measures as a conditional use shall be sanctioned with the closure of the premises, without prejudice to the criminal liability incurred.

License for construction companies.

It shall be mandatory for construction companies that have administrative offices in the canton of Escazú to have the commercial license that enables them for those purposes. All construction companies that build works in the canton must observe, in addition to the requirements contained in the norms and regulations referring to the Construction Regulations and related laws that do not contradict the norms of this Plan, the following provisions:

If during the course of construction non-compliance with these provisions is detected, after due process, the Department of Urban Development shall proceed to stop the project and communicate this to the person responsible for the work. The resumption of the work shall only be permitted once the infringed point or points in the preceding list have been rectified.

Appeals.

Any resolution issued by municipal offices regarding these regulations shall have the appeals provided for by the Municipal Code and its modifications (Law No. 7794, of May 18, 1998, Title VI: "Appeals against municipal acts"), which must be filed according to the formalities and deadlines indicated therein.

In order to regulate the different activities carried out in the canton and to contribute to the consolidation, regulation, protection, and promotion of the different urban growth areas, the territory of the canton has been divided into several residential, commercial, and special zones. This implies that the Municipality must modify the land tax values depending on the use and the restrictions that each zone has based on the Regulatory Plan.

Residential zones.

 Low Density Residential Zone (Zona Residencial Baja Densidad, ZRBD).

 Medium Density Residential Zone (Zona Residencial Media Densidad, ZRMD).

 High Density Residential Zone (Zona Residencial Alta Densidad, ZRAD).

 High-High Density Residential Zone (Zona Residencial Alta Alta Densidad, ZRAAD).

Commerce and services zones.

 Linear Commerce Zone (Zona de Comercio Lineal, ZCL).

 Punctual Commerce Zone (Zona de Comercio Puntual, ZCP).

Small Industry and Commerce Mixed Zone (Zona Mixta de Pequeña Industria y Comercio, ZMPIC).

Parks and Communal Facilities Zone (Zona de Parques y Facilidades Comunales, ZP).

Agricultural Buffer Zone (Zona Agrícola de Amortiguamiento, ZAA).

Protection and special control zones.

 Cerros de Escazú Protection Zone (Zona de Protección de los Cerros de Escazú, ZPCE).

 Water Sources and Riverbanks Protection Zone (Zona de Protección de Fuentes de Agua y Riberas, ZPFAR).

 Alto Carrizal Special Control Zone (Zona Control Especial Alto Carrizal, ZCEAC).

 Bello Horizonte Special Control Zone (Zona Control Especial Bello Horizonte, ZCEBH).

 Heritage Interest Areas Special Control Zone (Zona Control Especial Áreas de Interés Patrimonial, ZCEAIP).

 Río Tiribí Special Control Zone (Zona de Control Especial Río Tiribi, ZCERT).

 Costa Rica Country Club Special Control Zone (Zona de Control Especial Costa Rica Country Club, ZCECRCC).

Zones for high-rise constructions (edificaciones en altura).

The aforementioned areas are graphically delineated on the zoning map that forms part of this Regulating Plan (Plan Regulador).

Boundaries between zones When a property (provided it meets the regulatory frontage and area for the zone in which it is located) is situated on the dividing line between two or more uses, any of them may be generalized at the owner's request. When dealing with farms with two or more frontages, with attributes of different uses where one of the frontages faces residential use, the development of the non-residential activity will be permitted on 100% of the farm, subject to the condition that the access and/or egress for that activity does not front onto the residential zone.

According to the degree of compatibility between the activities to be developed in the canton and the characteristics of the zones set out in the preceding articles, land uses are divided into:

• a)Conforming uses.
• b)Non-conforming uses.
• c)Conditional uses.

Conforming uses.

These are those permitted in each zone, based on a regulating plan for zoning or land use.

They may be conditioned by requiring certain special requirements, such as their size, organization of the activity within the property, entrances and exits, parking, permitted noise level, buffer strips, finishing characteristics, tree planting, display of commercial advertising, commercial signs, operating hours, etc. The conditions may not be arbitrary and must be detailed obligatorily by the Municipality in the corresponding land-use certificate.

Non-conforming uses Any land use that does not comply with the provisions included in this zoning plan and that existed prior to its establishment.

For existing and legalized lots that have frontage and area that do not correspond to the regulations, the development of activities will be permitted provided that the nature of the zone's use is not contradicted.

For existing buildings that do not meet the use requirements, only repairs to their "non-conforming" part will be permitted, if these preserve the heritage value; but if any modifications are intended, these must adjust to the requirements of the zone. The same procedure shall apply if a change of land use is intended.

Conditional uses This is one that may be granted in a zone with prior special authorization from the municipality, establishing specific restrictions and requirements additional to those set for conforming uses; all possible nuisances must be confined within the existing property or building.

Failure to comply with the conditions under which the concession for a conditional use was granted will lead to the cancellation of the municipal license (patente) and the closure of the commercial establishment.

Uses not specified in conforming, conditional, and non-conforming uses In cases of existing or new uses that are not specified in the lists of conforming, conditional, or non-conforming uses, they will be analyzed by considering similar or analogous ones, using the judgment of the Municipal Urban Development Department or its equivalent regarding compatibility with the conforming use zoned in the sector, to determine whether a conditional use may be granted in accordance with the stipulations of

All new constructions, subdivisions (fraccionamientos), urbanizations, and condominiums, as well as activities to be located in existing buildings, must comply with the basic requirements of the zone where they are located. Such basic requirements refer to: minimum lot surface area and frontage, maximum height and coverage of the construction, setbacks (antejardines and patios) of the construction, permitted housing density, and special conditions, if any (see

In cases of existing uses that are not conforming with the zoning, it must be analyzed whether, through special standards, they can be converted into conditional uses. Otherwise, they must be relocated within a maximum period of five years from the date of approval of the Regulating Plan.

Minimum frontage.

The frontage of a farm, parcel, or property is understood as the total length of the direct boundary of a farm with one or more public streets. Therefore, the minimum frontage corresponds to the minimum total length of boundary permitted with a public street. This minimum frontage applies to new subdivisions (fraccionamientos) or urbanizations. In the case of corner properties, at least one of the frontages must meet the minimum frontage defined by the zoning in which it is located. Summing the frontages onto one or more streets to meet the corresponding minimum frontage is not permitted.

Minimum surface area.

The surface area or area of a farm, parcel, or property is understood as the space of land contained within its boundaries. Based on the foregoing, the minimum area permitted in the different zones corresponds to the minimum permitted surface area that lots must have for new subdivisions (fraccionamientos) and urbanizations.

Maximum height.

The total height of a building is defined as the distance measured from the level of the main floor or lobby to the crown beam of the top floor, not including chimneys, parapets, guardrails, elevator machine rooms, water tanks, mechanical elements, and recreation elements on the upper terraces. The maximum building height is the maximum total height permitted for buildings in the different use zones.

Maximum coverage.

Maximum coverage is defined as the area of a lot that comprises the maximum horizontal projection of a structure, as well as paved, cobbled spaces, or spaces with any material that makes rainwater infiltration into the ground difficult, and that are intended for parking, road accesses, swimming pools, tennis courts, and the like. The area free of permitted coverage is that which must be allocated to green areas of gardens or even covered with trees or unroofed areas covered with permeable systems such as "block" grass.

Setbacks.

Open, unbuilt spaces located between a structure and the boundaries of the property where it is situated; front, side, and rear setbacks are considered.

Distance between the property line of the front of the lot and a parallel line to it, known as the building line. This distance will vary according to the nature of the road and the characteristics of the proposed building. This information is established in the Road and Transportation Regulations of this Regulating Plan.

The front setback, also known as antejardín, serves the building as a buffer strip for traffic accidents, reduces noise pollution levels, improves residents' privacy, offers space for locating utility boxes and septic tanks, and allows the city to be beautified if trees and shrubs are planted there.

Building in the front setback is not permitted, except under these exceptions:

• a)Balconies: These are permitted provided they do not project more than one meter beyond the building line and their surface does not exceed, in total, more than one third of the area allocated to the antejardín. They must be built as cantilevers and not be used as habitable area under any circumstance.
• b)Security booths: These will be permitted provided they are not complete habitable rooms, but rather office-type, with a half bathroom (without shower) and do not exceed four square meters on a single level. Eaves or any architectural element projecting out beyond the property line are not permitted.

For condominiums of any type (commercial, residential, and/or mixed) with thirty or more units, or over three thousand five hundred square meters, including the parking area, a security booth or premise with a minimum area of six square meters, including a bathroom and an area for food preparation, will be required.

• c)Garbage enclosures: These may be designed parallel to the property line with direct access to the sidewalk, provided the doors are sliding and not swinging. Their size will depend on the volume of garbage that will circulate in the project, but in no case may exceed one-tenth of the total antejardín. Furthermore, the height of these structures may not be greater than one meter, this in accordance with

• d)Meters: These may be located on the property line, without the structure projecting onto the sidewalk and without it exceeding two meters in height, nor its width exceeding one-tenth of the property's frontage.
• e)Special cases: When, due to the shape of the land or because it involves a structure not contemplated in the previous cases, it is necessary to study the specific case, it will be referred to the Regulating Plan Commission or Office for analysis and recommendations. In no case may public areas be encroached upon, private property be invaded, or the protection areas established in Forestry Law (Ley Forestal) No. 7575, Art. 33 and 34 be invaded.
• f)Gates: Gates with their respective structure (columns and eave) are permitted on the property line provided their leaves have more than 80% visibility; as for walls (tapias), these must be located on the building line defined for each case. Doors and/or gates on the property line must open inward or parallel to said property line and never outward.
• g)In no case will habitable spaces be permitted outside the building line.

For single-story constructions, the minimum setback will be three meters (3.0 m), a distance that may be reduced to one meter fifty centimeters (1.50 m) if there is a side wall (tapia) with a height to the lintel beam. For constructions of two or more stories, the minimum side setback will be three meters (3.0 m) whether or not a wall exists; and for each additional floor, an additional meter (1.0 m) must be added up to a maximum of 10 meters of setback. If there are no side windows, the setback may be omitted or stepped setbacks (with windows) may be used.

At a minimum, this setback must measure three meters (3 m) for buildings of one or two floors; but if the building exceeds two levels, the setback will increase by 1 m for each one, up to a maximum of 15 m of setback.

The rear setback may be substituted by an equivalent area in the interior of the lot, in order to obtain a better architectural distribution of the project, provided that the current standards on natural ventilation and illumination are met, and the building does not exceed three floors. Stepped setbacks are not permitted. The rear setback space must be left open from the property boundary to the respective rear facade.

River and stream setbacks, for the purposes of this article, are rear setbacks, which must measure at least 10 meters (Forestry Law, art. 33 and 34).

Densities.

Density may be treated as net residential density or gross residential density, both measured in housing units per hectare, the definitions of which are detailed in chapter VI of this Regulating Plan. However, for urban control purposes, the concept of gross residential density will be applied, where the permitted number of housing units per lot is the quotient of dividing the land area by the minimum lot area permitted in the zone. In this case, the integer fraction of the quotient will dictate the number of dwellings permitted on the land, and if the decimal fraction is equal to or greater than 0.51, then one additional housing unit will be permitted. On the other hand, on existing lots duly segregated in the registry and cadaster prior to the enactment of the Regulating Plan, whose capacity is less than the corresponding minimum lot for the zone, the construction of at least one dwelling will be permitted provided the other standards of the Regulating Plan's regulations are met.

According to the provisions of the current Regional Plans GAM-82 Plan and GAM 2013 - 2030 Plan, and the Regulating Plan itself, in Escazú there are zones suitable for urban development without limitations, in harmony with Organic Environmental Law (Ley Orgánica del Ambiente) No. 7554, Articles No. 28, 29, 30, and 31, which permit housing densities in vertical projects.

Regulations regarding public systems for potable water supply and the collection, treatment, and disposal of wastewater and stormwater are governed by the standards set by the Costa Rican Institute of Aqueducts and Sewers (Instituto Costarricense de Acueductos y Alcantarillados, AyA) and by the Ministry of Health (MINSA).

For properties located within the influence area of the Tobías Bolaños airport, prior to submitting plans through the APC system managed by the CFIA, the permitted heights for new buildings must be consulted with the General Directorate of Civil Aviation.

When properties do not have significant environmental restrictions and possess suitable infrastructure such as a potable water network, sanitary and storm sewer systems, adequate public transportation service, electricity services, public lighting, telephone, internet, public areas, commerce and related services, and other amenities, densification may be opted for.

When part of the above-mentioned infrastructure does not exist, and the IFA is permissible, the municipal technical judgment comes into play, as experts in their jurisdictional territory, to assess the need for the lacking service (with the mandatory exception of the sanitary sewer system and treatment plant), such that the lower density is established until the developer provides it; this decision must be based on reliable technical arguments.

Finally, when the IFA is permissible and the majority of the required infrastructure does not exist, it may be implemented by applying the stipulation in the final paragraph of Article 38 of Urban Planning Law (Ley de Planificación Urbana) No. 4240, which specifies:

"Urbanization projects located within or outside the zoned area that have aqueduct, sanitary sewer, and electricity services distant from their boundaries, must be accepted for analysis by the Municipality and the Directorate of Urbanism (INVU), if the urbanizer undertakes to pay for the works executed outside their property, to offer all the necessary services.

In this case, all future urbanization projects that attempt to use the services cited in the preceding paragraph within a period of five years, counted from the completion of those constructions, would pay to the urbanizer an amount for each housing unit comprised in the new project. The amount to be paid will be determined by the institution in charge of the corresponding service and will be covered upon making the physical connection of each housing unit." The zoning map and regulations establish 5 classes of densities as included in the current Regulating Plan: low, medium, medium-high, high, and very high density. As indicated, these classes apply exclusively to residential land use.

Thus, in said plan, the ranges for each class are defined, using the number of dwellings per hectare as a variable, which has been adapted to the national census average of "3.8" persons/dwelling for all cantons.

From the interrelation of these densities and the IFAS Subclass map, we have the following descriptions:

These are lands formed by different geological units; they are formations with considerably reduced stability, comprising almost all the volcanic formations of the Central Mountain Range (Cordillera Central) (especially recent ash and sub-recent lahars). Additionally, the following Tertiary formations of sedimentary rocks show very weak geotechnical characteristics: Pacacua Formation and Peña Negra Formation. High to very pronounced relief predominates, which implies high importance of erosion and denudation processes, very reduced slope stability, high risk for the generation of landslides and other types of gravity flows, especially in mountainous areas formed by the Peña Negra and Aguacate formations, due to their reduced geotechnical stability. Due to the predominance of high to very pronounced relief and the extremely reduced hillside stability, lands in this category are classified as zones with high limitations for permanent human occupation. The majority are lands adjacent to the main river channels that run through the district.

Permanent human occupation may occur on lands with a slope of less than 30%, where technical environmental studies (geotechnics, geology, geomorphology, among others) define with greater precision (scales 1:5,000 or less) the technical limitations of the land and allow the generation of designs to overcome them. The development of buildings must not contemplate tree felling; on the contrary, in parallel with infrastructure development, intensive reforestation and environmental and landscape improvement programs for this zone must be executed. Other human works linked to this type of development must adapt to this environmental condition.

Corresponds to surface formations directly related to the channels of the main rivers. Intermediate geotechnical stability for supporting buildings. Moderate to high fluvial erosion and sedimentation activity. Moderate to high risk of flooding associated with river channels. Due to the condition of moderate to high vulnerability to erosion and sedimentation processes and natural hazards (especially floods), they are classified as lands with high limitations for human occupation.

Within or in the vicinity of urbanized areas, the establishment of green zone corridors on both sides of the channel is recommended, which will prevent economic losses, as well as human lives, and at the same time increase the quality of life for citizens and their environmental surroundings. In some cases, the development of containment and protection works would be necessary to reduce vulnerability conditions, for which specific technical studies will be required to determine their suitability and design.

These are lands formed by different geological units with considerably reduced stability, comprising almost all the volcanic formations of the Central Mountain Range (Cordillera Central). In addition, the Tertiary formations of sedimentary rocks Pacacua and Peña Negra, which show very weak geotechnical characteristics. Predominance of moderate relief and condition of moderate vulnerability to erosion and sedimentation processes. Due to the moderate relief and the considerable importance of erosion and denudation processes, they do not demonstrate very favorable conditions for permanent human occupation.

The lands in these zones are aquifer recharge areas of intermediate value, which must be considered in the land use planned, particularly regarding human uses that imply activities of moderate-high and high environmental risk.

The planning and location of a project must respond to the development of a local geotechnical study, complemented by a slope stability analysis, and the design and construction of the work must take into account both the technical recommendations arising from those studies and the technical limitations defined in this document.

As blackwater treatment systems, the development of treatment plants is suggested; however, treatment via septic tanks could be viable provided that local environmental hydrogeology technical studies are carried out to determine the technical feasibility of the proposed solution. The most advisable approach, if the installation of wastewater treatment plants is not possible, is to install modified septic tank systems, which prevent contamination of the soil and groundwater.

These are lands formed by different types of reported Quaternary deposits, including alluvial fan deposits, intramontane valley deposits, as well as different types of recent to sub-recent gravity flow bodies such as lahars or landslides. The vast majority of these deposits show low to moderate geotechnical stability. May include expansive soils. Lands in this IFA category are mainly defined by the presence of significant external geodynamic activity, including, above all, different types of erosion and sedimentation processes.

In some cases, the development of containment and protection works would be necessary to reduce vulnerability conditions, for which specific technical studies will be required to determine their suitability and design.

For existing buildings, it is recommended to carry out a geological-geomorphological analysis (scale 1:5,000 or less) to take appropriate measures to lower the vulnerability condition. In all cases, the channel protection zone, established by means of forestry law, must be strictly respected.

These are lands formed by different geological units; the geotechnical behavior varies depending on the lithological characteristics of the corresponding geological formation. The vast majority are terrains with high to steep slopes, characterized by a high importance of erosion and sedimentation processes, as well as a condition of high vulnerability to landslides and avalanches.

It is highly advisable to extend forest areas through reforestation projects, within a framework of recovery of fragile areas degraded by overuse.

The lands in these zones are aquifer recharge areas of intermediate value, which must be considered in the land use planned.

These are lands within the possible direct influence zone of active or potentially active faults on a regional scale, hazard of surface ruptures in the event of high-energy seismic events. Variable stability depending on the stratigraphic units that compose it. The importance of erosion and sedimentation processes varies with the specific characteristics of the corresponding geomorphological unit.

It is advisable for human occupation projects to prepare a neotectonic study to analyze the hazard from seismic events and geological faulting in more detail.

Regarding existing infrastructure located near or on the trace of active geological faults, the development of activities aimed at reviewing the stability of the structure, identifying vulnerable or critical points, informing occupants, and preparing earthquake emergency plans that take into account the results of local analyses of the buildings is recommended.

This category is defined mainly by the presence of different types of human occupation with a high degree of environmental impact. Geosuitability characteristics vary according to the geological and geomorphological units present within the lands in question.

Soil conditions are variable.

It occurs in small dimensions; the essential aspect would be the prevention of environmental damage in the direct vicinity, as well as in the influence area, through the establishment of a series of regulations to initiate responsible management practices for the different activities with a high degree of environmental impact or risk.

This category is defined mainly by the presence of green areas within urbanized zones; the Geosuitability characteristics vary according to the geological and geomorphological units present.

It corresponds, in its vast majority, to areas destined for public use, which perform a key function in maintaining social and ecological balance within densely urbanized zones. In this context, it is essential to establish maintenance plans at the municipal level and for permanent residents, to save these zones in the long term in an attractive form for citizens, as well as the residual parts of wild flora and fauna.

These are lands predominantly formed by alluvial plain deposits with intermediate to low stability and hardness; may include expansive soils. Low and flat reliefs predominate. Moderate to high potential for groundwater contamination. Lands with few limitations for the development of infrastructure for permanent or non-permanent human occupation, provided the limited bearing capacity is taken into account.

As blackwater treatment systems, the development of treatment plants is suggested; however, treatment via septic tanks would be viable provided that local environmental hydrogeology technical studies are carried out to determine the technical feasibility of the proposed solution. In cases where such studies determine that the use of conventional septic tanks is not viable, developing alternative solutions with modified septic tank systems that decrease soil and groundwater contamination is recommended.

Corresponds to lands mainly formed by lahars. Geotechnical support is generally reduced, especially in the case of a high content of silty-clay matrix.

May contain expansive soils. Lands with few technical limitations for the development of human occupation infrastructure, except the geotechnical substitution of soil with limited bearing capacity and the presence of expansive soils. It is important to analyze the geotechnical behavior of the soil within the framework of geotechnical studies for any type of construction project to take appropriate measures that guarantee its long-term stability and safety.

There is a moderate to high degree of vulnerability to aquifer contamination. As blackwater treatment systems, the development of treatment plants is suggested; however, treatment via septic tanks would be viable provided that local environmental hydrogeology technical studies are carried out to determine the technical feasibility of the proposed solution. In this sense, it is mandatory to analyze whether there is a danger that contamination of the surface layer could affect the important aquifers located beneath the surface layer of the lahars.

These are lands formed by different geological units; the geotechnical behavior varies depending on the lithological characteristics of the corresponding geological formation. This IFA category includes low-relief zones within mountainous areas. The majority of the lands in question are important as aquifer recharge zones, especially in the presence of geological formations with good permeability.

Areas with good suitability for agricultural production; the only technical limitation of consideration refers to the importance of the majority of the lands in question as aquifer recharge zones.

Regardless of the land use proposed on these lands, given the fragility conditions from a hydrogeological point of view, treatment plants or, failing that, modified septic tank systems that prevent any type of soil and groundwater contamination must be proposed as a solution for wastewater management.

See the provisions in

The following standards include existing housing developments and condominiums located in the low, medium, and high-density zones, as well as the zones defined as residential by this plan.

Uses related or complementary to housing Residential zones are lands predominantly intended for housing use; however, the Regulating Plan contemplates that some complementary or related uses may exist in housing sectors, meeting the daily needs of the community, but under certain size, location, and use restrictions to prevent them from causing parking, noise, or odor problems, allowing a maximum of one related use per farm.

Contemplated within these conditional uses are the following:

 Beauty salon.

 Store.

 Bazaar.

 Bookstore.

 Small grocery store (Pulpería).

 Pastry shop.

 Retirement home.

 Bed and breakfast type hotels.

In general, small-scale commerce and services that can keep nuisances confined within the property.

These uses may only be located on lots fronting primary and secondary streets with a road right-of-way no less than 8.50 meters from the residential zone, and they may not have more than 30 square meters of commercial area. These uses will only be permitted provided they have at least two parking spaces within the lot for the exclusive use of the business.

Professional service offices will also be permitted within this category, provided they have at least one internal parking space for the exclusive use of clients, such as:

 Lawyer.

 Engineer.

 Architect.

 Dentist.

 Doctor.

 Virtual office that does not require in-person client services.

Likewise, in these cases the office may not have more than 30 square meters of area. The following uses will not be permitted within residential zones: medical service clinics, veterinary clinics, pool halls (pooles or billares), electronic game rooms, churches, courthouses, public gathering sites and private shows, theaters, corporate headquarters, night and day clubs, party halls, massage parlors, bars, cafeterias, bakeries, and similar uses.

In new subdivisions (urbanizaciones), the use conforming to the Plan Regulador to be given to each lot must be defined in the master plan approved by the Municipality.

When the commercial activity supplements a residence and is not the sole purpose of the building, the business license (patente) will not be granted without first ensuring the total functional and spatial independence between both activities.

In residential zones, only functional signs are permitted, with an area no greater than 0.5 square meters (1 meter x 0.50 meters), the purpose of which is to draw attention to the activity offered at the same site where it is located. Only one sign is allowed per facade of the premises; however, on corner lots, the installation of one sign per side is permitted.

The sign must be aligned parallel to the front of the lot and may not project beyond the property line. Its maximum placement height shall be 3 meters.

In the Medium-High Density Residential Zones (ZRMAD), High Density Residential Zone (ZRAD), and High-High Density Residential Zone (ZRAAD), in the urban sector of San Antonio, commercial uses of no more than 100 square meters and offices of no more than 120 square meters will be permitted, provided they have a minimum of one parking space for every 50 square meters for both uses.

Uses that are not complementary to residential use, such as bars, video game rooms, pool halls (pooles), massage parlors, party halls, and similar uses, will not be permitted within these zones.

Low Density Residential Zone (ZRBD).

The zoning map of Escazú recognizes four sectors with these characteristics: one corresponds to the east zone of Bello Horizonte; another to the zone between Cerro Coyote and Cerro Palomas, extending to the "Le Monastére" sector. The slopes are steep, from 20% to 30%; runoff is rapid, so care must be taken in land use. Therefore, a low density (17 dwellings/ha) must be managed, so that this zone maintains low impacts from residential use. Another zone encompasses the Los Laureles and Los Rosales subdivision (urbanización), which over the years has preserved the characteristic of single-family residential, and this condition is maintained within the Plan Regulador. Likewise, the sector of the Maynard neighborhood and Calle Lanford is maintained as low density, given the current characteristics of said neighborhoods.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The front setback (retiro) shall not be less than 3 meters; for side and rear setbacks (retiros), see

• a)Single-family residential.
• b)One professional office per property (finca) for use by the owner or lessor of the dwelling, with a maximum area of 30 square meters, provided the activity is carried out in the same house.

• a)Multi-family residences (apartments or condominiums).
• b)"Bed and breakfast" type hotels in accordance with ICT regulations.
• c)Home for the Elderly (Hogar de Ancianos) in accordance with MINSA and CONAPAM regulations.
• d)Ancillary uses (usos conexos), see

Uses "b", "c" and "d" shall have the following conditions:

 Three meters as a minimum side setback (retiro) (on both sides).

 Not to use public space (street, plaza, park) for parking, except with express permission from the Municipality.

 Not to exceed the noise level permitted by the Ministry of Public Health for residential zones.

 The maximum development of b and c shall be subject to approval by the competent institutions.

• a)Bars.
• b)Restaurants.
• c)Discotheques or similar.
• d)Offices of all types, exceeding 30 square meters.
• e)Commerce or services exceeding 30 meters, in accordance with the lists of

• f)Billboards (vallas publicitarias).
• g)Automotive, electromechanical workshops, etc.
• h)Public and private parking lots.
• i)Electronic games.
• j)Daycare centers.
• k)Pool halls (pooles and billares).
• l)Churches.
• m)Schools and private educational centers.
• n)Depots (planteles).
• o)Motels and casas de citas.

Medium Density Residential Zone (ZRMD).

This zone comprises the following sectors: surroundings of the center of San Antonio, west sector of the Central district, a strip along the west margin of Route 310, and surroundings of the historic center of Escazú, and part of the San Rafael district.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The front setback (retiro) shall not be less than 2 meters; for side and rear setbacks (retiros), see

• a)Single-family residential.
• b)One professional office per property (finca) for use by the owner or lessor of the dwelling, with a maximum area of 30 square meters, provided the activity is carried out in the same house.

• a)Multi-family residences (apartments or condominiums).
• b)"Bed and breakfast" type hotels, in accordance with ICT regulations.
• c)Ancillary uses (usos conexos), see

• d)Daycare centers, preschool, provided they meet the following requirements:

 A minimum area of 6 square meters of built area within the lot per child.

 50% of the lot must be dedicated to green area.

 One parking space for every two teaching and/or administrative staff members.

 The facilities must comply with the applicable standards of the competent institutions.

• e)Kindergarten (kínder), provided they meet the following requirements:

 Minimum lot size 1200 square meters.

 A minimum area of 10 square meters of built area within the lot per child.

 Minimum green area shall be 50% of the lot.

 One parking space for every teaching and/or administrative staff member.

 One parking space for every 20 students (visitors).

 Adequate vehicular entrance and exit so that students have safe conditions for entering and leaving.

 Internal vehicular bay for picking up students.

 The facilities must comply with the applicable standards of the competent institutions.

 Comply with the standards of Ley N. 7600 (for persons with disabilities).

• f)Educational centers for the first and second cycle (primary school), provided they meet the following requirements:

 Minimum lot size 2500 square meters.

 A minimum area of 10 square meters of built area within the lot per child.

 Minimum green area shall be 50% of the lot.

 One parking space for every teaching and/or administrative staff member.

 One parking space for every 10 students (visitors).

 Adequate vehicular entrance and exit so that students have safe conditions for entering and leaving.

 Internal vehicular bay for picking up students.

 The facilities must comply with CENIFE standards and other applicable standards of the competent institutions.

 Comply with the standards of Ley N. 7600 (for persons with disabilities).

• g)Hotels, provided they meet the following requirements:

 Minimum lot size of 2000 square meters.

 Maximum building coverage (cobertura) 50%.

 Minimum green area 25% of the lot.

 Maximum parking area 25%.

 The residential density established per zone does not apply.

• h)Ancillary uses (usos conexos), see

• i)Home for the Elderly (Hogar de Ancianos) in accordance with MINSA and CONAPAM regulations.

The uses mentioned in points d, e, f, g may only be located in residential zones and not in subdivisions (urbanizaciones).

• a)Bars.
• b)Restaurants.
• c)Discotheques or similar.
• d)Offices exceeding 30 meters.
• e)Commerce of the type listed in

• f)Billboards (vallas publicitarias).
• g)Automotive, electromechanical workshops, etc.
• h)Public and private parking lots.
• i)Electronic games.
• j)Pool halls (pooles and billares).
• k)Churches.
• l)Depots (planteles).
• m)Motels and casas de citas.

Medium-High Density Residential Zone (ZRMAD).

This zone encompasses the residential sector between the urban quadrant of Escazú, San Antonio, and part of San Rafael District, which has average lots at a higher density than the Medium Density Residential Zones, making it necessary to provide regulations with parameters more suitable for the existing developments in this sector. The permitted density shall be 40 dwelling units per hectare.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The front setback (retiro) shall not be less than 2 meters; for side and rear setbacks (retiros), see

• a)Single-family residential.

• a)Ancillary-type commerce (comercio de tipo conexo) of no more than 100 square meters (Must provide one parking space for every 50 square meters of commercial area).
• b)Offices of no more than 120 square meters (Must provide one parking space for every 50 square meters of office area).
• c)Condominiums.
• d)Apartments.
• e)"Bed and breakfast" type hotels, in accordance with ICT regulations.
• f)Home for the Elderly (Hogar de Ancianos) in accordance with MINSA and CONAPAM regulations.
• g)Cabinetmaking and/or artisan workshops.
• h)Educational centers, which must conform to what is established in

• a)Bars.
• b)Discotheques, dance halls.
• c)Commerce exceeding 100 square meters.
• d)Offices exceeding 120 square meters.
• e)Billboards (vallas publicitarias).
• f)Automotive workshops.
• g)Pool halls (pooles and billares).
• h)Motels and casas de citas.

Consolidated subdivisions (urbanizaciones) located within the area zoned as ZRMAD shall be subject to the standards of the High Density Residential Zone (ZRAD), with the exception of building height, which remains at 21 m or 7 stories.

High Density Residential Zone (ZRAD).

According to the zoning map, this is located in the north part of the canton and also encompasses commercial areas with the aim of regulating residential zones within commercial ones, and it is conceived as an area of population concentration, since it possesses the best conditions for urban growth; the slopes are gentle and the possibility of achieving excellent infrastructure is even greater. This zone shall have a density of 50 dwellings per hectare.

It comprises the sector to the south of national route 105 (Vista Alegre, Anonos sectors, a part of Bello Horizonte), and the sector to the north of the same route, the old road to Santa Ana up to the La Paco Shopping Center sector.

Within these zones, in the sector that appears affected by proximity to river channels, compliance with what is determined in Ley Forestal Nº 7575, Articles 33 and 34 regarding no construction from the riverbank is required; furthermore, to urbanize those zones, protective infrastructure works and fill (rellenos) must be carried out to increase the ground height to prevent possible avalanches from flooding the urbanized land.

The sectors in Bello Horizonte within this category, prone to flooding by the Quebrada Quebradillas, shall be the subject of a special hydrological study to evaluate the acceptance or rejection of proposed projects within those zones. In addition, developments made in the central part of Bello Horizonte, having problems with stormwater drainage capacity within the Quebrada Quebradillas watershed, must resolve the problem of stormwater conveyance outside the watershed of the aforementioned stream (quebrada).

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The front setback (retiro) shall not be less than 2 meters; for side and rear setbacks (retiros), see

Facing boulevards, the setback (retiro) shall be 3 meters of front garden (antejardín). On national roads, the front setback (retiro) shall be indicated by the Ministry of Public Works and Transport (MOPT).

• a)Single-family residential.
• b)One professional office per property (finca) for use by the owner or lessor of the dwelling, with a maximum area of 30 square meters, provided the activity is carried out in the same house.

• a)Multi-family residences (apartments or condominiums).
• b)"Bed and breakfast" type hotels, in accordance with ICT regulations.
• c)Ancillary uses (usos conexos), see

• d)Daycare centers, preschool, provided they meet the following requirements:

 A minimum area of 6 square meters of built area within the lot per child.

 50% of the lot must be dedicated to green area.

 One parking space for every two teaching and/or administrative staff members.

 The facilities must comply with the applicable standards of the competent institutions.

• e)Kindergarten (kínder), provided they meet the following requirements:

 Minimum lot size 1200 square meters.

 A minimum area of 10 square meters of built area within the lot per child.

 Minimum green area shall be 50% of the lot.

 One parking space for every teaching and/or administrative staff member.

 One parking space for every 20 students (visitors).

 Adequate vehicular entrance and exit so that students have safe conditions for entering and leaving.

 Internal vehicular bay for picking up students.

 The facilities must comply with the applicable standards of the competent institutions.

 Comply with the standards of Ley N. 7600 (for persons with disabilities).

• f)Educational centers for the first and second cycle (primary school), provided they meet the following requirements:

 Minimum lot size 2500 square meters.

 A minimum area of 10 square meters of built area within the lot per child.

 Minimum green area shall be 50% of the lot.

 One parking space for every teaching and/or administrative staff member.

 One parking space for every 10 students (visitors).

 Adequate vehicular entrance and exit so that students have safe conditions for entering and leaving.

 Internal vehicular bay for picking up students.

 The facilities must comply with CENIFE standards and other applicable standards of the competent institutions.

 Comply with the standards of Ley N. 7600 (for persons with disabilities).

• g)Hotels, provided they meet the following requirements:

 Minimum lot size of 2000 square meters.

 Maximum building coverage (cobertura) 50%.

 Minimum green area 25% of the lot.

 Maximum parking area 25%.

 The residential density established per zone does not apply.

• h)Home for the Elderly (Hogar de Ancianos) in accordance with MINSA and CONAPAM regulations i) Ancillary uses (usos conexos), see

The uses mentioned in points d, e, f, g may only be located in residential zones and not in subdivisions (urbanizaciones).

• a)Bars.
• b)Restaurants.
• c)Offices exceeding 30 square meters.
• d)Commercial establishments exceeding 30 square meters, included in the list of

• e)Discotheques or similar.
• f)Billboards (vallas publicitarias).
• g)Automotive, electromechanical workshops, etc.
• h)Public and private parking lots.
• i)Electronic games.
• j)Pool halls (pooles and billares).
• k)Churches.
• l)Depots (planteles).
• m)Motels and casas de citas.

In commercial zones where high-density housing is permitted, the standards specified for commercial use prevail.

High-High Density Residential Zone (ZRAAD).

It is conceived as a series of zones of high population concentration to accommodate social-interest housing solutions for the economically less favored population of the canton. These zones shall have a maximum density of 150 dwellings per hectare.

This category includes the following sectors that, due to their current socioeconomic and density characteristics, require special standards to allow them to be consolidated as zones with a higher density than the ZRAD.

In this zone, the aim is to maximize residential use, encouraging the creation of projects with a purely residential profile; therefore, commercial uses are not promoted or authorized, unless they are specifically permitted in the urban quadrants mentioned in

The following sectors would be subject to the regulations of this zone, namely:

 In Guachipelín: Calle Boquerón (lots of the Jiménez Herrera and Jiménez Segura families), Calle Los Herrera (surroundings of San Gabriel Church), Calle Los Azofeifa (Chino Wong and Enoc Azofeifa lots).

 Carrizal Medio Sector: from the bridge to Barrio Corazón de Jesús.

 Urbanización Zárate Sector.

 Calle León in Bello Horizonte.

 Protti Lots: surroundings of La Hulera.

 Calle Los Reyes: between Calle San Miguel and the Buenos Aires Grocery.

 Urbanización Manuel Antonio: between Calle Sabanillas and the Toño León lots.

 Calle Entierrillos Sector: surroundings of the old Municipal tank and the Arias Alvarado family.

 Acave 1 and 2 Sector.

 Calle Bernabé León and surrounding sectors.

Among these zones, for the sector that appears affected by the avalanche threat area (according to the Natural Hazards Map accompanying this Plan Regulador), a no-construction setback (retiro) of 20 meters from the banks of the fluvial channels must be maintained; furthermore, in the event of urbanizing these zones on land adjacent to this 20-meter strip, protective infrastructure works and fill (rellenos) must be carried out to increase the ground height, to prevent possible avalanches from flooding the urbanized lands. The sectors within this category, prone to flooding by the Quebrada Quebradillas, shall be the subject of a special hydrological study, to evaluate the acceptance or rejection of proposed projects within these zones. In addition, developments made in the central part of Bello Horizonte, having problems with stormwater drainage capacity within the watershed of the aforementioned stream (quebrada), must adequately resolve the problem of stormwater conveyance outside this watershed.

For the purposes of the Plan Regulador, social-interest housing (viviendas de interés social) and its synonyms shall be understood as that which does not exceed the maximum limit of the amount that the Board of Directors of the Banco Hipotecario de la Vivienda, hereinafter the Bank or BANHVI, has agreed upon for such purposes, based on the approved calculation methodology and variations in wages.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The maximum building height is 10.5 m facing a public street, regardless of the width of the right-of-way, or facing an easement (servidumbre) of 5 or more meters in width. On an easement (servidumbre) of less than 5 meters, the maximum height shall be 7 meters.

Given the purely residential spirit of the zone, commercial uses are not permitted.

For the San Rafael district, Bajo Los Anonos sector, the intent is to apply the regulations on urban renewal involving both the Local Government and the responsible State agencies (MIVAH-BANHVI-IMAS-INVU), among others.

Height restriction on land adjacent to diplomatic headquarters.

As a deference to the security that governments owe to diplomatic headquarters (Vienna Convention), this Plan Regulador imposes a height restriction of no more than two stories (7 m) on new constructions on land adjacent to diplomatic headquarters, provided that these are owned by the represented Government. This restriction shall apply within fifty meters of the lot bordering the diplomatic headquarters.

Classification.

For the purposes of the Plan Regulador, the Zoning Map distributes and delimits two classes of commerce and service zones: Linear Commerce Zone (Zona de Comercio Lineal, ZCL) and Punctual Commerce Zone (Zona de Comercio Puntual, ZCP); for both classifications within the San Rafael district regarding conditional residential use, they are complemented with the requirements for the High Density Residential Zone stipulated in the Summary Table of requirements for the updating of the San Rafael district.

"Commerce activity" shall be understood as that related to the buying and selling of all kinds of lawful merchandise, properties, bonds, currencies, and other goods. Included are representative houses, commission agents, agencies, stockbrokers, banking institutions, insurance institutions, and financial establishments such as banking houses, exchange houses, credit finance companies, and similar; in general, anything involving any market transaction is commercial.

"Service activity" shall be understood as that related to the remunerated provision of services by private organizations or persons, to the private sector, the public sector, or both. For example, transportation, communications, private educational and recreational establishments, hotels and lodging of all types, vehicle establishments, agencies, representatives of foreign houses, barbershops and beauty or aesthetics establishments, and advertising agencies.

In the case of shopping centers located within these zones, they shall have as a requirement to resolve their liquid waste treatment problem (blackwater and greywater). The installation of water treatment plants and the conveyance of these to an adequate site to receive them is required. In the case of workshops, additionally, the necessary measures are required to treat waste or deliver materials such as fuel or lubricating oil residues and other highly polluting substances when they fall into rivers, for recycling.

Linear Commerce Zone (ZCL).

This type of commerce has concentrated along the margins of national highways and is defined as a strip along all national roads, that is, Routes 310, 121, 105, and 167, and the section of Calle Matapalo, south of Multiplaza, as indicated on the zoning map. On the segment of the Linear Commerce Zone (ZCL) from the Paco Shopping Center to the cantonal boundary with Santa Ana, the conditional uses of the ZCL shall be considered non-conforming, except for condominiums which shall remain as conditional uses, due to the proximity to residential uses. In the so-called "Milla de Oro," it includes the lots adjacent to the west of the El Lago Shopping Center, as reflected in the zoning map of this Plan Regulador, encompassing the land of the former Hotel María Alexandra.

On the segment of the Linear Commerce Zone (ZCL) that extends from the Escazú Centro quadrant to 200 meters north of the San Antonio urban quadrant, the maximum permitted height shall be 10.5 meters. In the sector of the Hotel Camino Real (south margin of the Próspero Fernández highway) and on the road towards Guachipelín (tunnel), the maximum permitted height in the Linear Commerce Zone (ZCL) shall be 28 meters. Likewise, on the segment between the Guachipelín tunnel and the bridge over the Río Agres (north margin of the Próspero Fernández highway), the maximum buildable height shall be 28 meters. In these last two sectors, hotels are permitted as a conditional use, provided that the property (finca) where they are built is more than 2000 m2, and the buildable coverage (cobertura) does not exceed 50%. Finally, in the Calle Matapalo sector, a maximum height of 38 meters shall be permitted.

On the segment of the Linear Commerce Zone between the Guachipelín tunnel heading north to the boundary with the canton of Santa Ana, commercial use projects with 50 or more parking spaces that are developed must present a vehicular impact study and implement road improvements that prevent the deterioration of vehicular and pedestrian circulation conditions.

Multi-functional buildings shall be permitted in this zone, and the height that governs in the Linear Commerce Zone may be applied to the entire project.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

The front setback (retiro) on national roads shall be indicated by the MOPT. On Calle Matapalo (continuation of the Multiplaza boulevard), the front setback (retiro) shall be three meters, on a right-of-way 22 meters wide. Front parking spaces must be designed with an entrance and an exit, to prevent cars from backing out onto the main road. For side and rear setbacks (retiros), see

Businesses dedicated to the commerce of goods or provision of services must have one parking space for every 30 square meters of area dedicated to these activities (areas dedicated to administration are not included). In the case of restaurants or similar establishments, at least one parking space must be provided for every six occupants, according to the maximum capacity authorized by the Instituto Nacional de Seguros. The minimum size of each parking space shall be 2.5 meters wide by 5.5 meters long. Compliance with existing legislation to facilitate access for the disabled is required.

• a)Commerce and services.
• b)Restaurants.
• c)Institutional services.
• d)Vertical parking buildings.

• a)High Density Residential (ZRAD), provided that the owners accept the inconveniences of being located within the commercial zone.
• b)Commercial-type warehouses and workshops no larger than 250 square meters of construction.
• c)Bars, which must comply with the provisions of Chapter XI of the Reglamento a la Ley de Construcciones regarding "Sitios de Reunión Pública".
• d)Churches and places of worship in general, which must comply with the provisions of the Reglamento para el funcionamiento sanitario de Templos o locales culto and its amendments (Gaceta No.144 of July 26, 2007).
• e)Educational centers, which must conform to the provisions of

• f)Depots (planteles).
• g)Cemeteries, provided they comply with all provisions of decree No.32833 "Reglamento General de Cementerios" and its amendments.

For points "b", "d" and "f", in the case of new construction, side and rear setbacks (retiros) of 3 meters shall be required. At the moment any of the foregoing uses or any other conditional use not listed in this article becomes an element of danger, unhealthiness, or discomfort for the zone, whether due to the maintenance conditions of its premises, the manner or systems employed in carrying out its operations, the manner it employs to eliminate waste, residues, or emanations resulting from its work, or due to the noises its operation produces, it shall then become a non-conforming use, and the Municipality may, in coordination with the Ministry of Health, carry out due process so that the fact or element generating danger is corrected, or failing that, cancel its municipal license temporarily or permanently if the case warrants it. For such purposes and in order to qualify discomforts, dangers, or unhealthiness, the provisions of the Reglamento sobre Higiene Industrial of the Ministry of Health shall be used.

• a)Discotheques.
• b)Billboards (vallas publicitarias).
• c)Motels and casas de citas.

Punctual Commerce Zone (ZCP).

The compact centers of a punctual type that have formed in the canton correspond to the district seats: Escazú, San Antonio, and San Rafael. All possess urban characteristics dating from the Colonial period, such as the grid layout and the formation of the historic center (plaza, church, school, and administration buildings). Furthermore, a series of shopping centers have developed in Guachipelín, Multiplaza, Plaza Laureles, Calle Matapalo, Trejos Montealegre (zone located in the surroundings of the intersection entering Escazú from the Próspero Fernández highway).

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

In the sector east of 5th Street of the urban quadrant, a height of 14 m shall be permitted.

The facade of buildings located on the quadrants adjacent to the park and the San Miguel Arcángel Church shall have an architecture consistent with the urban image of the sector; that is, of cultural association. This will allow the construction of balconies that project up to one meter over the sidewalks, provided a minimum height of 3 meters above sidewalk level is maintained.

The Regulatory Plan declares this zone as a Heritage Value Control Zone, so it is also necessary to consider the requirements of

The maximum area of signs per premises is 1.5 square meters; these are permitted only attached to the facade and shall be of opaque material, with reflective lighting only. Signs that exceed the level of the property's eave line (start of the roof covering) are not permitted. For parking, see

The front setback is not required, but a space of 2 meters in width for streets and 2.5 meters on avenues shall be required for the construction of sidewalks; regarding side and rear setbacks, see

Parking:

One space per every 50 square meters of commercial area shall be required. Lots facing roads proposed as future pedestrian routes anywhere in the Canton shall not be required to provide parking.

The Municipality shall generate incentives for the opening of public parking lots near pedestrian routes.

Conforming uses:

• a)Commerce and services.
• b)Offices.
• c)Institutional services.
• d)Vertical parking buildings.

Conditional uses:

• a)Residential, provided that the owners accept the inconveniences of the location within the commercial zone.
• b)Automobile parking lots.
• c)Existing bars.
• d)Existing workshops.

Non-conforming uses:

• a)Truck parking lots.
• b)Bus depots.
• c)Restaurants with public performances.
• d)Discotheques and similar.
• e)New bars.
• f)New workshops.
• g)Motels and brothels.

It corresponds to the sector surrounding the San Antonio Church; it also comprises the sector along National Route 105, from the southeast corner of the block of the San Antonio Church, extending to the southwest corner of the Tapachula Depot, in a strip 50 m wide.

Said strip extends to the point where the commercial zone currently reaches along the north side of the aforementioned national route. It also includes a strip 50 m wide to the west and north of the block containing the Boyero Monument.

This commerce presents rural characteristics that reflect the type of community where it is located. Therefore, projects established in this center must propose architecture complementary to the historical urban form of the site. The maximum height of buildings shall be 7 meters; however, for every 3.0 m of additional front setback, one more level may be added. For parking, see

The front setback is not required, but a space of 2 meters on streets and 2.50 on avenues, necessary for the construction of sidewalks, shall be required; regarding side and rear setbacks, see

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

Conforming uses:

• a)Commerce and services.
• b)Offices.
• c)Institutional services.

Conditional uses:

• a)Residential, provided that the owners accept the inconveniences of location within the commercial zone.
• b)Automobile parking lots, with a maximum capacity of 25 spaces.
• c)Existing bars.
• d)Existing workshops.

Non-conforming uses:

• a)Truck parking.
• b)Bus depots.
• c)Restaurants with public performances.
• d)Discotheques and similar.
• e)New bars.
• f)New workshops.
• g)Motels and brothels.

It corresponds to the area surrounding the central plaza of the district. The same regulations and uses proposed for the Linear Commercial Zone apply to this zone (see

This zone encompasses the sector of the Multiplaza Shopping Center, the Camino Real Hotel, and the Oficentro Plaza Roble, which, due to its characteristics as a planned project, requires specific zoning that respects the design process that has been developing since the 1990s in that area.

Requirements:

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

Rear and side setback: 3 meters up to two floors and one more meter per floor when there are windows. In sectors of the side and/or rear facade where there are no windows, the setback is not required. Stepped setbacks from the ground floor are permitted.

Conforming uses:

• a)Commerce, offices, and services.
• b)Restaurants.
• c)Hotels.

Conditional uses:

• a)Bars.
• b)Discotheques.
• c)Vertical parking buildings.

Non-conforming uses:

• a)Billboards.
• b)Gas stations.
• c)Workshops.
• d)Industrial warehouses.
• e)Motels and brothels.

This zone encompasses the sector of the current Trejos Montealegre Shopping Center, as well as the lands adjacent to it and those located south of the Próspero Fernández Highway, as specified in the zoning map of this Regulatory Plan.

The zone is conceived with a special commercial emphasis in accordance with the growth of commerce and services reflected in the surrounding area, and due to its strategic position at the entrance to Escazú, taking into account that these are lands that, due to their location characteristics, can be developed into an important hub of commerce, offices, and services.

For parking, a minimum of one space per every 30 square meters of net commercial area or one per every six persons using a public assembly premises applies.

See annex "Ficha de Parámetros Constructivos y Urbanísticos".

Conforming uses:

• a)Commerce and services.
• b)Offices.
• c)Services.
• d)Vertical parking buildings.

Conditional uses:

• a)Residential, provided that the owners accept the inconveniences of location within the commercial zone.
• b)Public and private parking lots under the conditions of

• c)Bars (provided they have a soundproofing design approved by the Ministry of Health).

Non-conforming uses:

• a)Discotheques.
• b)Automotive workshops.
• c)Installation of billboards.
• d)Motels and brothels.

Cemetery The requirements for this type of project shall be those that the Ministry of Health contemplates in the Health Law. Furthermore, they must be governed, where pertinent, by the Construction Regulations and related laws and comply with all the standards required for these projects.

The Linear Mixed Zone for Sustainable Development comprises a space dedicated to promoting Local Economic Development with environmentally friendly practices and the satisfaction of local social and economic needs. The mixed activities permitted in this zone include residences, small-scale (neighborhood) commerce, and services complementary to residential use. The buildings proposed must exhaustively comply with design, construction, and operation criteria that achieve a balance between the impact and contribution of the building throughout its entire life cycle and minimize the impact created by the construction of the property, implying the alteration of the environment through the manipulation and extraction of resources, energy demand, transportation of inputs, and the demand for these that it will have during its existence. In addition, aspects of research and application of instruments that provide the best solution between established practices and emerging concepts must be addressed in order to achieve sustainable development.

• a)The building design must provide the ideal location to maximize the use of natural air and light, using them in the dynamics of the property's usage cycle.
• b)The location of the building must serve service demands within walkable distances for pedestrians and non-motorized transport systems; therefore, buildings must be at strategic points where they supply a need rather than creating one. In the case of commercial and service buildings, they must provide facilities such as changing rooms, showers, and bicycle parking for workers who wish to use this means of transport. The foregoing facilities must be provided at a rate of one room with shower and changing room for men per every 400 square meters of constructed area or fraction thereof, and one room with shower and changing room for women per every 300 square meters of constructed area or fraction thereof.

• a)The building must have the capacity to capture and reuse rainwater, supplying with it needs that do not require potable water provision. In addition, the design of the building and its surroundings must guarantee the reduction of the stormwater runoff flow it generates, also applying the use of permeable pavements and pipes throughout the extent of its parking areas, except for those generated underground within the building's coverage.
• b)All commercial, service, or residential buildings established within the Condominium Regime must have treatment plants for wastewater. For single-family or multi-family dwellings, and in accordance with the respective Environmental Fragility Indices, they must present alternative treatment systems as recommended by this municipality in the Geological Assessment issued by the Environmental Management Subprocess; as well as the corresponding authorization from the Ministry of Health.

• a)Energy planning must reduce the demand for its use, through the implementation of low-consumption systems and equipment and the on-site production of clean energy in order to reduce the property's dependence on conventional service.
• b)The use of conventional cooling or air conditioning systems that generate emissions harmful to the environment or have high energy consumption relative to other environmentally friendly alternatives that may be available on the market are not permitted in commercial or office buildings developed in this zone, with the exception of cooling systems for perishable products. For these purposes, the building design must contemplate the maximum use of natural ventilation.

All buildings developed in this zone, under this regulation, whether for residential, commercial, or service use, must integrate into the Municipalidad de Escazú's recoverable solid waste collection service and comply with the rules of the "Reglamento para el manejo discriminado de desechos sólidos en el Cantón de Escazú", published in La Gaceta of April 15, 2002, and its amendments. Waste collection shall be carried out door-to-door, and the waste must be separated according to the specifications of the aforementioned service.

See annex "Ficha de Parámetros Constructivos por Distrito".

Parking for commercial or service premises: one space per every 30 square meters of area intended for commercial or service premises; additionally, for commercial or service buildings over 300 square meters, they must provide an additional parking space for every 1000 square meters of construction or fraction thereof, with the same dimensions as an automobile parking space, equipped with a device for parking bicycles or other non-motorized vehicles.

For projects facing roads adjacent to existing boulevards, with a proposal to be pedestrianized or that are proposed to be converted into Urban Paths, they are exempt from providing parking spaces, as long as a free or covered front area is presented to the Construction Control Subprocess that integrates with the urban environment.

Signs or outdoor advertising: one sign shall be permitted per each commercial or service premises, not exceeding 1.5 square meters, duly attached to the wall of the premises. Illuminated signs are not permitted.

Side setbacks: as specified in

• a)Single-family and multi-family residences b) Mixed-use buildings of the multifunctional type that harmoniously combine commercial or service uses with residential use.
• c)Commerce whose total coverage area intended for commercial premises does not exceed 200 square meters to cover the needs of the immediate residential sectors.

Includes small grocery stores (pulperías), minimarkets, convenience stores, art galleries, cafés, theaters, etc.

• d)Bank offices that do not exceed 200 square meters of built coverage.
• e)Professional service offices not larger than 200 square meters (doctors, lawyers, engineers, architects, accountants, etc.)
• f)Vertical parking buildings.

• a)Daycare centers, kindergartens, and first and second cycle educational centers according to the specifications contained in Article No. 11.5.4 b) Hotels, as long as they comply with the specifications of

• c)Homes for the elderly or care homes provided they comply with the standards and specifications of the competent authorities and Law 7600 to its fullest extent.
• d)Restaurants, as long as they do not cause nuisances from noise, odors, parking insufficiency, etc., to the neighboring residential use.
• e)Gyms or centers for physical exercise, as long as they do not cause nuisances to the neighboring residential use from noise, vibrations, or parking.
• f)Public parking lots

• a)Bars, discotheques, or similar.
• b)Billboards.
• c)Automotive, electromechanical, body repair, and paint workshops, etc.
• d)Premises for electronic games, pool halls, and billiard halls.
• e)Churches or places of worship a) Industry in general f) Bus depots, container yards, truck yards, or similar g) Motels, casinos, and brothels.

The Mixed Zone of Small Industry and Commerce is located in Guachipelín, within the same limits as the Industrial Zone defined by the GAM Plan in 1982, where its function of housing the canton's industrial activity was specified. However, the permitted industry must be compatible with other uses of commerce, services, and education already offered by this zone, so it is estimated that the industry located in that area must be small and medium-sized, with no more than 50 employees and 1000 meters of productive facilities (see annex at the end of this article), must comply with all current regulations that protect the environment, and with the provisions of the Reglamento para el Otorgamiento de Permisos de Funcionamiento by the Ministry of Health (Decreto Ejecutivo N. 27569-S). In addition, it is estimated that as the zone is developing, commercial use and mini-warehouse use are compatible with industry, provided the same setbacks required for industry are maintained.

Requirements For all industrial or related activities, the following requirements shall apply:

• a)Coverage no greater than 60% of the restriction-free area.
• b)Minimum lot size: 500 square meters.
• c)Maximum height: 14 m.
• d)When more than one floor is desired for use, a study is required from the interested party demonstrating that the activity on the upper floors does not imply a risk to the safety of workers, users, and neighbors.
• e)For every 150 square meters of roofed area, one parking space of 18 square meters (3 x 6 meters) shall be required, and one space of 72 square meters (6 x 12 meters) for loading and unloading; if the roofed area exceeds 200 square meters, one additional parking space shall be added for every 500 additional square meters.
• f)For conditional uses, one parking space per 30 m2 of commercial area shall be required.
• g)The maximum area of signs per each establishment or minimum lot is 3 square meters, and their placement is only permitted if attached to the front wall of the establishment.
• h)The maximum height shall be 14 meters.

Setbacks.

Minimum front setback, 6 meters.

Minimum side setback, 3 meters.

Minimum rear setback, 3 meters.

In the event that the side and rear facade measures more than 6 meters in height, the setbacks shall be increased by one meter more for every three extra meters of height.

In the case of commercial uses, offices, and services, the setbacks specified in

Conforming uses.

• a)Light industry with no more than 50 employees (see annex with list of industries).
• b)Warehouses for complementary industrial use.
• c)Mini-warehouses for rent.

Wholesale storage, except when dealing with flammable, explosive, or toxic products.

Mattress factories and similar.

Deposits of wood, grains, and merchandise in general.

Public service garages.

Sale and display of machinery and agricultural implements.

Sale and storage of construction materials.

Craft and small industry workshops, such as carpentry shops, cabinetmaking shops, upholstery shops, plumbing shops, metalworking shops, workshops for repairing household utensils and bicycles, ice cream shops, and food product packaging plants, provided that production and storage of materials and equipment are carried out in a completely enclosed premises.

Mechanical workshops for body repair and painting and workshops for repairing light-type vehicles and machinery.

Manufacture of electrical appliances such as radios, televisions, phonographs, jukeboxes, irons, toys, fans, and toasters.

Manufacture of light-type scales and other control and measurement instruments; optical, scientific, medical, dental instruments, and orthopedic devices.

Manufacture of cutlery, tools, needles, penknives, buttons, and bottle caps, provided they do not include nickel plating or die-cutting.

Manufacture of musical instruments and photographic equipment, excluding films, plates, and sensitive paper.

Gas stations.

Laundries.

Manufacture of signs and unspecified advertisements.

Bus and cargo truck parking lots.

Manufacture of ceramic products, pottery, and mosaic tiles, provided that only already pulverized materials are used, and whose firing is carried out in electric or gas kilns.

Manufacture of cardboard boxes and metal containers, provided die-cutting is not included.

Manufacture, preparation, mixing, and packaging of cosmetics and soaps (provided that processed fats are used in the process), perfumes, and pharmaceutical products.

Ice manufacturing.

Commercial recreation establishments.

Dehydration, preservation, freezing, and packaging of fruits and vegetables.

Production of sauces, soups, and similar products.

Silos, necessary for the industry in the zone, except for flammable, explosive, or toxic products.

Manufacture of cocoa and chocolate, candies, chocolates, confectioneries, chewing gum, and cookies.

Packaging of honeybee honey.

Manufacture of tortillas.

Manufacture of yeast, malts, and similar products.

Manufacture of threads, provided that Ministry of Health standards are respected.

Manufacture of footwear and leather goods.

Manufacture of clothing and fabric articles.

Umbrella shops.

Upholstery shops and manufacture of seat covers.

Manufacture of articles made of wicker, palm, and similar materials.

Manufacture and processing of cork articles.

Lithography, printing, and bookbinding.

Motor assembly.

Production of office machines.

Manufacture of electrical devices and machinery, and electrical materials and accessories, provided die-cutting is not included.

Manufacture and repair of animal-drawn and hand-propelled vehicles, provided die-cutting is not included.

Manufacture of watches and jewelry articles.

Toy assembly.

Manufacture of sporting goods.

Manufacture of office, drawing, and art supplies.

Production of minor metal articles.

Elaboration of bakery and pastry products in electric and gas ovens.

Manufacture of articles made with the following already prepared materials: horn, cellophane, shell, felt, bone, straw, paper, skin, leather, feathers, and glass.

Treatment plants for grey and black water for the activities of the zone and the rest of the canton.

Commercial uses approved in the Linear Commercial Zone (see

Activities supporting commerce and services.

Conditional uses.

• a)Commercial and institutional, provided that the owners accept the nuisances inherent to industrial and storage activities.
• b)Education and health, with the exception of training centers and primary medical care.
• c)Fair events and similar.

Non-conforming uses.

• a)Residential.
• b)Motels and brothels.
• c)Hazardous industry or industry not included in the annex of conforming uses.

For conditional commercial or institutional uses within this zone, the same provisions as for the Linear Commerce Zones shall apply (see

Definition.

Two types of these zones are recognized: public green areas (squares, parks, playing fields) and those intended for health, safety, education, public service offices, communal activities, sports, and recreation buildings.

Area of parks and communal facilities.

Anyone who urbanizes or subdivides (fracciona) land over 900 square meters, with the exception of those located within the urban quadrants of the main towns of the three districts that make up the canton (according to the delimitation defined in

At least one third of this 10% shall be applied to the construction of parks; if the person subdividing or urbanizing has not duly conditioned them, including grassing and installation of furniture and playground equipment, the subdivision (fraccionamiento) cannot be accepted by the Municipality.

The remaining two thirds, which are initially indicated in the construction plans approved by the Municipality, shall serve to install communal facilities, and if not, the Municipality shall decide the destination of the lots in consultation with the purchasers, in order to satisfy the majority of them.

Complementary services.

Within the areas of parks and communal facilities, complementary constructions such as public restrooms, security guard stations and bus stops, rain shelters, and similar shall be permitted (in addition to the facilities and uses mentioned in

Second-level Comprehensive Health Unit.

The Municipality, based on the guidelines issued by the Caja Costarricense de Seguro Social (CCSS), shall define, after the necessary technical studies, an area of no less than 7000 square meters for a possible "Second Level Health Area" to be located in the canton of Escazú. This land must be close to important roads, with easy community access, as well as free of natural restrictions that could interfere with this project, such as flood zones, geological faults, landslides, or similar. Once the appropriate land is located, it shall enjoy special Zoning within the category "Área de Servicios Comunales". It may be located in any of the zones within the urban area defined in the Regulatory Plan as a conforming use. In the event it cannot be acquired by conventional means, it shall be expropriated based on the public interest nature of the project.

Technical Vocational High School.

The Municipality, based on the guidelines issued by the Ministry of Public Education, after the necessary technical studies, shall locate an area of no less than one hectare for a Technical Professional High School for the canton. This land should preferably be located near the place of residence of the majority of the students who will use the High School and free of natural hazards, within the urban area defined in the Regulatory Plan. Once the appropriate land is located, it shall enjoy special Zoning within the category "Área de Servicios Comunales", as a conforming use. In the event it cannot be acquired by conventional means, it shall be expropriated based on the public interest nature of the project.

Exchange of land for taxes.

As described in

Definition of urban quadrants.

For the purposes of Article 40 of the Urban Planning Law, the quadrants of the three districts are defined as follows:

The zone between Calles 8 and 5ª, and Avenidas 9 and 12.

Blocks to the east and west respectively of the San Rafael plaza, including it.

All the blocks around the Church and including the park.

(The regulation of this zone is not included in this text given that, based on Acuerdo Municipal 576-03 of the ordinary session 86 dated 12/09/03, it was decided to study this zone more carefully, given its special characteristics, and it will be integrated into the Regulatory Plan as the final stage of its approval, tentatively by the end of 2005).

The provisions established in the Decree amending the Regional Urban Development Plan for the Greater Metropolitan Area DE-25902-MIVAH-MP-MINAE of February 12, 1997 (Alcance No. 15 of La Gaceta No. 66 of April 7, 1997) must be observed. In accordance with

of said decree, the aim is to regulate activities related to residential and agricultural/livestock activity in different locations, by means of peripheral rings to the linear growth experienced in recent decades.

Given the opportunity presented by the sector regarding the possibility of controlled residential development, the need arises for complementary activities that facilitate the supply of basic needs, with the aim of avoiding the unnecessary mobilization of inhabitants and also promoting sustainable development, always safeguarding the agricultural vocation of the sector.

This zone is conceived with predominantly agricultural uses; however, the regulations on subdivisions (fraccionamientos) — Reglamento para el Control Nacional de Fraccionamientos y Urbanizaciones RCNFU and the new Reglamento de Fraccionamiento y Urbanizaciones RFU — have fostered the development of linear residential complexes along the main roads connecting the sectors of Barrio El Carmen, Bebedero, Barrio Los Filtros, Barrio El Curio, which require small commercial interactions that are absent in these sectors, causing the generation of trips outside the zone, with extensive journeys, because the creation of parcels with an area smaller than the minimum required area of a productive parcel of 7000 square meters has been permitted, which do not allow for developing agricultural/livestock activities typical of the agricultural zone.

These rings correspond to the following:

Ring No. 1: This ring extends 50 m from the right-of-way of both sides of Cuesta Grande, passing by the Restaurante Tiquicia, reaching Barrio San Francisco (Bebedero) and returning along Calle de La Ermita del Carmen, passing by the Colegio Técnico de Escazú. (See Zoning Map).

Ring No. 2: Zone that develops along RN 105 from Pulpería La Guaria to the entrance of Calle Los Calderones, continues along Calle Los Lechones, crosses Barrio El Curio, passes by Súper Keneth until reaching the southern sector of the Escuela Juan XXIII. It extends 50 m from the right-of-way of both sides of the road. (See Zoning Map).

Ring No. 3: Comprises a ring that extends 50 m from the right-of-way, starting at the La Tapachula bus terminal, reaching Barrio Campana up to Calle Tejarcillos and closing again at the bus terminal. (See Zoning Map). Thus, it complements and sets out to define the scope of

In the Special Protection Zone, only the following constructions and provisions shall be permitted:

Requirements Density: one single-family dwelling per finca.

Minimum lot: 120 square meters / 7000 square meters.

Maximum coverage: 10% and 75.

Maximum height: 7 m Minimum frontage: 6 m Front setback: 3 m Side and rear setback: see

Conforming uses a. Activities directly related to local agricultural/livestock activity; such as agriculture, farms, livestock farming.

Conditional uses:

• a)Single-family dwelling.
• b)State services c) National and municipal network infrastructure d) Sale of vegetables and greens, when the crops are produced within the parcel where the activity is intended to be developed.
• e)Minisupermarket no larger than 100 square meters (maximum area).
• f)Small grocery store (Pulpería) with an area no larger than 30 square meters.
• g)Restaurants h) Coffee shops i) Small eateries (Sodas) j) Homes for the elderly or care homes provided they comply with the standards and specifications of the competent authorities and Law 7600 in all its aspects.
• k)"Bed and breakfast" type hotel of up to 5 rooms.
• l)Community-based or sustainable rural tourism, accredited by the ICT m) Uses connected to agricultural activity and dwellings not exceeding 30 square meters.

For example: small grocery stores (pulperías), bakeries, butcher shops, general stores, souvenir shops, beauty salons, among others.

Non-conforming uses:

• a)Multifamily (apartments and dwellings) b) Housing developments (urbanizaciones) and condominiums c) Bars, nightclubs, or similar.
• d)Billboards.
• e)Automotive, electromechanical, body repair and paint shops, etc.
• f)Premises for electronic games, pool halls and billiard halls.
• g)Churches or places of worship h) Industry in general i) Bus depots, container yards, truck yards, or similar j) Motels, casinos, and houses of assignation For other uses linked to commerce and services, a minimum area of 20,000 square meters is required; additionally, non-harmful agro-industry, hotels, and country clubs are permitted provided a plot of 50,000 square meters or more is available. See

Definition.

The Regulatory Plan defines four types of special protection and control zones, with the aim of paying greater attention to some specific zones of the canton, detailing the requirements and conditions for their use, and exercising greater control over them:

• a)Cerros de Escazú Protection Zone (ZPCE).
• b)River Protection Zone (ZPR).
• c)Special Control Zones (ZCE).
• d)Special Control Zones of Heritage Interest (ZCEIP).

Cerros de Escazú Protection Zone (ZPCE).

Given its natural wealth and proximity to the Greater Metropolitan Area, this mountainous zone called Cerros de Escazú, thanks to the efforts of several visionaries of our canton, in 1976, through executive decree No. 61122-A of the Government of the Republic, the Cerros de Escazú Protective Zone was created, with an estimated area of 5,000 ha. Then, in 1983, through executive decree No. 1467-A, the protected area was expanded to 7,060 hectares.

This area encompasses territories of six cantons, namely: Santa Ana, Mora, Acosta, Aserrí, Alajuelita, and Escazú. It is necessary to remember that, although Puriscal does not border the hills, it is a beneficiary of their water resources, specifically the waters of the Negro and Tabarcia rivers, which spring from this mountain range.

If initially the argument put forward to protect the hills was their water potential, today we have better information and greater awareness of the strategic importance this natural area holds for the safety of the surrounding populations and for the quality of life of the entire Greater Metropolitan Area.

Regarding its water resources, of 32 springs (nacientes) studied (not all existing ones), a production of 500 l/sec (1/2 m3 per sec) was recorded. This is equivalent to 25% of all the water that Orosi provides to the Central Valley. According to technical estimates, this amount of water can meet the consumption of 150 thousand people, that is, about 30 thousand families near the hills and a significant sector of Santiago de Puriscal. For the canton of Escazú, it means the supply for approximately 30% of its population and constitutes the main source of water for hundreds of families dedicated to agricultural activities. Within the framework of the current water crisis that our country faces in terms of quantity and quality, these data gain even greater relevance.

Despite the relative isolation of this protected zone, there is a rich biodiversity expressed in the following data: 585 species of plants, of which 281 types of trees, 232 types of herbs, and 72 species of epiphytes, vines, and parasites. Regarding fauna, 10 species of mammals, 6 types of amphibians, 17 species of reptiles, and 141 species of birds were reported, of which 93 are permanent, 24 migratory, and 2 species of the latter breed in this natural habitat.

Despite the severe deforestation that the hills suffered in past decades, more than a thousand hectares of dense forest, both primary and secondary, are recorded, and many areas are in the process of natural recovery. This grants the Protective Zone, in addition to great scenic beauty, the function of purifying the polluted air carried by the winds coming from the northeast and passing over the Greater Metropolitan Area.

In geological terms, these hills are characterized by still being in formation, having shallow soils, a predominance of steep slopes ranging between 25% and 50%, and rapid runoff. Under these circumstances, deforestation, inadequate agricultural practices, earthworks (movimientos de tierra), or the weight of constructions constitute a serious threat given the fragility of these terrains. The landslide of more than 30 ha in the area of Tapezco, in Santa Ana, which occurred between Tejarcillos and Palo Campana, and the more recent one, on the Agres River, in our canton, are a clear confirmation of the instability of our hills.

In summary, the Cerros de Escazú Protective Zone is a geomorphological unit that serves as a lung for the Greater Metropolitan Area, while also, as has been outlined, containing rich biodiversity, a valuable water system, and scenic beauty that gains greater relevance due to its proximity to the metropolitan population.

The characteristics of this protected area manifest themselves essentially in each of the territories of the cantons that comprise it. The regulations proposed here apply to the territory of Escazú located within the protected area, which represents 10% of the 7000 hectares of the zone and 20% of the canton's territory.

Regarding water resources, the approximate production for the canton is 70 liters per second, which allows supplying about 21,000 people, just over a third of the canton's total population.

The recommendations put forward by the National Emergency Commission (CNE) for the canton of Escazú must also be taken into account, based on the existing hydrometeorological hazards in our area and warning about the high risk of constructions on slopes of more than 25%, or where there is a history of instability, ancient landslides, or geological faults.

Given these characteristics, the Regulatory Plan must guarantee a healthy and balanced environment whose fundamental objective is to preserve the natural heritage contained in this protected area, guarantee the safety of its inhabitants, and allocate it to research, recreation, and ecotourism activities of a passive and regulated nature, so as not to alter the ecology of the Protective Zone.

To achieve such purposes, the following regulations are established.

• a)Subdivision (parcelación) is permitted only along existing public roads and in fractions equal to or larger than 7 hectares.
• b)For carrying out any type of project, an interdisciplinary environmental impact assessment (estudio de impacto ambiental) will be required, which will be paid for by the interested party and approved by the competent dependency of the SINAC within the MINAE, see Articles 19 and 20 of the Forestry Law (Ley Forestal) No. 7575.

The Municipality of Escazú, through its Environmental Comptroller's Office or the Environmental Management Subprocess, shall have the authority to request the requirements it deems necessary to protect the environment, natural resources, or safeguard the safety of the population living near the Z.P. Only low-impact projects aimed at strengthening the recreational, sports, tourism, or research use that seek to reinforce the sustainable use of this area are excepted, in accordance with the regulations established by the Special Commission for the Protective Zone and endorsed by the Regulatory Plan Commission.

In these cases, the project will be referred to SETENA for the application of an Environmental Management Plan (PGA).

• c)To guarantee the elimination of any type of pollutants, generated both during the construction of the work and in its regular use, all construction in the zone must have water treatment plants, and septic tanks will not be accepted. These systems will be approved by the Ministry of Health, the corresponding office of MINAE, the Environmental Comptroller's Office or the Environmental Management Subprocess of the Municipality of Escazú, and any other entity the latter deems pertinent.
• d)The construction shall have a single level of no more than three meters ninety centimeters in height to the roof ridge. Its roof cover shall not be greater than 60 square meters, and non-habitable construction areas, such as parking lots, cemented sports courts, ranch-style meeting places, and similar, may not exceed a maximum cover of 30 m2. Only one construction per existing farm shall be permitted, and the work to be built must not be within the protection zones of rivers, streams, or springs (nacientes), on slopes greater than 25% inclination, in zones prone to natural disasters, and in aquifer recharge areas or infiltration areas of permanent springs (nacientes).
• e)Public roads existing at the time of approving the Regulatory Plan that are passable by vehicles year-round may only be surfaced with ballast (lastrarse), never paved with an impermeable seal (asphalt, cement, or similar), and maintenance will be limited to managing natural runoff. Stretches of public roads that are not passable by vehicles will maintain that condition and may be improved as pedestrian routes, recreational trails, or interpretive trails. Stretches for horseback rides may be defined, provided they are covered with stone or ballast. When the trail is of dirt, horseback rides will be allowed, but only in the dry season. Competitions, excursions, or events involving motorcycles, ATVs, cars, or similar will be prohibited on public roads passable by vehicles, because their sonic impact and gas pollution would alter the environmental conditions required in the Protective Zone.
• f)For the reasons set forth in the preceding paragraph, all earthworks of any type are also prohibited, especially if they require the use of machinery; only excavations carried out manually to erect constructions or to perform maintenance work on roads and trails, tasks permitted in accordance with the preceding paragraphs, will be allowed within the Protective Zone. On roads currently passable by motor vehicles year-round, the use of light machinery that moves on tires that are not "caterpillar" tracks (backhoe type) will be permitted, and the transport of materials will be done with cargo vehicles of no more than two tons of gross weight. If compaction is required, it will be performed with light machinery designed for that purpose. If necessary, prefabricated elements may be constructed or installed to control natural runoff that could affect these roads.
• g)Activities carried out within the Protective Zone must not threaten wildlife; the maximum noise permitted will be 60 decibels measured according to Official regulations. Light reflectors may not be installed.
• h)Walls and roofs may not have reflective surfaces that alter either the biodiversity of the protected area or its scenic value.
• i)It will be required that the work, in general, uses materials such as brick, wood, stone, or similar, and that they are mimetic with the natural environment; windows will be made of wood or opaque, to prevent birds from impacting them. Combustible materials to be used must have fire-retardant additives for at least six hours. Additionally, a water reserve for fire emergencies will be required. After the Regulatory Plan is approved, the extension of electrical lines beyond where they currently reach will not be allowed.

The serious landslide detected in the Protective Zone, on the banks of the Agres River, highlights the serious consequences that originate when soils of forestry aptitude have been deforested and used for grazing or intensive crops. Therefore, and to safeguard the safety of the populations located at the foot of the hills, henceforth properties with slopes greater than 25% and which, according to the Land Use Law, are of forestry vocation, will be dedicated to reforestation with native plants of the zone or left for natural regeneration processes to occur.

• j)The owner shall have the obligation to transport solid non-biodegradable waste generated on their property out of the Protective Zone, so it can be collected by the municipal garbage service.

• a)Conservation and protection of water resources b) Conservation and protection of flora and fauna.
• c)Sustainable ecological tourism.
• d)Sustainable adventure tourism.
• e)Interpretive and pedestrian trails.
• f)Signage for orientation, information, and awareness-raising purposes about the protected area, using the same criteria employed in national parks.

• a)Dwelling for recreation or caretaking, complying with the construction requirements established in subsection 16.2.2 above.
• b)Passive contemplative recreational projects.
• c)Research programs aimed at improving the management of the area.
• d)Camping areas approved by the Special Commission to be created for these purposes.
• e)Minimal infrastructure for tourism or recreational use, such as lookout points or ecotourism lodges, complying with the construction requirements established in subsection 16.2.2 above.

All these uses will be subject to the approval and oversight of the Special Commission for the Protective Zone that must be created by the Municipality of Escazú (see

• a)Signs, billboards, and any type of advertising attachment, with the exception of operational signs with a maximum size of 30 x 80 cm.
• b)Multifamily dwelling.
• c)Hotels.
• d)Restaurants and similar.
• e)Commercial establishments.
• f)Industries, workshops, and similar.
• g)All unspecified uses that do not fall within the conforming uses and conditional uses.

These are all those uses existing at the time of the approval of the Regulatory Plan, different from the permitted uses described in point 16.2.3. Growth and the renovation of infrastructure and equipment are prohibited for these. Every existing construction must install a wastewater treatment plant within six months following the approval of these regulations.

• a)Through agreements signed with the Municipality, the owners who have the endorsement of the Special Commission for the Cerros de Escazú Protective Zone and who commit to maintaining forest cover (cobertura boscosa) on an area greater than 50% of the property in question, will receive an exemption from payment of the territorial tax, in accordance with the provisions that allow such exemptions in the Real Estate Tax Law and other current laws.
• b)Those who subscribe to ecological-type agreements or easements (servidumbres) with the Municipality and have the endorsement of the Special Commission for the Protective Zone will also be eligible for institutional incentive programs that in the future, and in accordance with the economic possibilities of the Municipality or other inter-institutional bodies, may be granted, according to the extent and benefits of the protection programs that individuals carry out on their properties.
• c)For subscribing to any type of agreement with the Municipality of Escazú, public or private lands in the Cerros de Escazú Protective Zone that have the endorsement of the Special Commission for the Protective Zone will also be eligible. Through these agreements, the owners may receive in the future any type of benefit that may be established with national or international, public, or private institutions, whose ultimate goal is to improve the ecological or environmental conditions, in general, of the Cerros de Escazú Protective Zone.

To guarantee compliance, supervision, and the application of the regulations stipulated in this and the next article, a special commission is created, composed of seven members, namely: the municipal environmental comptroller, the council member who chairs the Environmental Advisory Commission of the Municipal Council, a representative of environmental organizations, a representative of agricultural organizations, and a representative of community organizations, all from the canton, and a member of the Regulatory Plan Working Commission. Also, a representative of the landowners in the Protective Zone.

The agricultural, environmental, and landowner organizations will be convened by the Municipal Council to the cantonal assemblies to elect their respective representatives. The community members will be elected in a Cantonal Assembly, for a term of two years, and for each of those positions, a full member and an alternate will be elected, who may be reelected indefinitely and will serve in an ad honorem capacity. The commission will meet ordinarily once a month, at the place and date decided by its members; from its own body, it will elect the member who will preside and a recording secretary, and may hold all extraordinary meetings it agrees upon, to fulfill its work commitments. Its decisions will be taken by an absolute majority vote of the members present, and in case of a tie, the presiding member will decide with a double vote. A quorum will exist when half plus one of the members are present. Its agreements may be appealed before the Municipal Council, which may revoke them by a qualified vote of its members, and once the resolution of its agreements is final, it will exhaust the administrative route and they may be executed immediately.

• a)Within a period of 5 years, from the approval of these Regulations, the Special Commission for the Protective Zone shall set the guidelines for the forestry use of non-native species that are affecting the stability of the land or are prone to fires, provided that this use is done with the purpose of replacing them with native plantations or natural regeneration processes.
• b)In the future, and in accordance with the possibilities of the institutions in the field, an incentive program will be initiated for properties that are maintained with full forest cover (cobertura boscosa).
• c)To guarantee compliance, supervision, and the application of the regulations stipulated herein, the Municipality of Escazú shall appoint a Special Commission in accordance with the provisions of

• d)During the next year, starting from the entry into force of the Regulatory Plan, the Special Commission will prepare a regulation specifying the characteristics of the tourism, recreational, and sports use allowed within the Protective Zone, in order to avoid possible negative environmental impacts, whether due to overloading of people or bad practices.
• e)The families residing in the upper parts of Calle Lajas, Calle El Alto, and Calle Los Higuerones, who are currently within the limits of the Cerros de Escazú Protective Zone, may maintain their dwelling houses, until the Municipality of Escazú completes the process and approval of a law that modifies the current limits of the protected area, which segregates the inhabited sector and keeps it within the agricultural or buffer area. Once this law is approved, the owners will be governed in accordance with the regulations established in the Agricultural Zone.

Water Sources and Riverbank Protection Zone (ZPFAR).

According to Law 7575, article 33, subsections a, b, and d, and the Forestry Law in its articles 33 and 34, to regulate construction and with the aim of preserving and improving the conditions of Escazú's water resources, the following are defined as protection zones for water sources and riverbanks:

• a)Areas bordering permanent springs (nacientes), defined within a radius of one hundred meters measured horizontally.
• b)A strip of fifteen meters in rural zones and ten meters in urban zones, measured parallelly on both sides, along the banks of rivers, streams (quebradas), or creeks (arroyos), if the terrain is flat, and on sloping terrains according to the standards listed below.
• c)A zone of fifty meters measured parallelly to the banks of lakes and natural reservoirs.
• d)The recharge areas and aquifers of the springs (manantiales) to be defined by the competent institution.

For point b) above, the areas are defined based on these criteria:

Terrains with an average slope of up to ten percent, ten meters.

Terrains with an average slope of more than ten and up to twenty percent, twenty meters.

Terrains with an average slope of more than twenty and up to thirty percent, thirty meters.

Terrains with an average slope of more than thirty and up to forty percent, forty meters.

For terrains in the four previous cases, but also located in the Agricultural Buffer Zone, the setback distance will be increased by fifty percent.

For terrains located in the Cerros de Escazú Protective Zone, the setback will be fifty meters, regardless of the slope.

In cases where the slopes adjacent to the watercourses have more than 40%, the buffer strip will be extended to cover the entire area that has those slopes. However, in no case may this strip be less than those specified above. The limits of the aquifer recharge zones of the springs (manantiales) will be determined by the bodies endorsed by the Environmental Directorate of the Municipality and by national legislation.

• a)Conservation of water resources.
• b)Reforestation.

• a)Infrastructure for the use of water resources.
• b)Basic infrastructure for safety in the area, such as trails, lighting, and others.

In urban areas, the treatment of the walls of the riverbed may be authorized, with the prior approval (by the Urban Development Office and the Environmental Comptroller's Office of the Municipality) of the hydrological study of the riverbed to be intervened and its design.

• a)All kinds of construction works not specified in the conforming and conditional uses.
• b)Billboards.

• a)The area shall be reforested with at least 70% native species or its natural regeneration shall be permitted, in order to promote wildlife flora and fauna.
• b)Wastewater treatment systems cannot be constructed within or affect the area in question.
• c)Intervening the riverbed or polluting it with solid waste is prohibited. With authorization from the Special Commission for the Protective Zone, elements that protect the land from the river's waters may be constructed, but always using materials in their construction that do not cause environmental or scenic pollution.

The same requirements as the Cerros de Escazú Protective Zone shall apply, with the following limitations:

Recreational courts, swimming pools, ranch-style structures, or habitable buildings may not be constructed in the zone.

Earthworks with machinery may not be carried out. To construct trails, this must be done manually, using materials in their cover that do not pollute and are permeable, with prior authorization from the Special Commission for the Cerros de Escazú Protective Zone.

These requirements must be met in the total area of the strip affecting the property.

• a)The private area within this zone will be exempt from the payment of the real estate tax, so its value will not be accounted for when calculating such tax.
• b)Existing constructions and buildings within the ZPFAR, at the time of the Regulatory Plan's approval, which have the corresponding legal permits, are prohibited from expansion and the renovation of their infrastructure and equipment. Given that the Municipality will deny remodeling requests, the owner may request the demolition of the work, in which case the Municipality must indemnify the value of the building, according to the condition it is in at the time of the request. The municipal authorities will decide whether to grant the owner the remodeling permit or proceed with the indemnification process, which must be carried out in accordance with the current Expropriations Law.
• c)Existing constructions and buildings within this same zone, at the time of the Regulatory Plan's approval, which do not have the corresponding legal permits, are prohibited from expansion and the renovation of their infrastructure and equipment. Furthermore, the owners may order the demolition of the property through the corresponding legal process, but in this case, the Municipality will not be obligated to pay any indemnification for the cost of the work.

For all legal purposes, it will be presumed that constructions and buildings erected on the basins of permanent rivers or streams (quebradas) are in the conditions described here.

Special Control Zones for Vulnerable Areas.

In the canton, there are zones especially vulnerable to natural disasters, where materials slide, disintegrate, and creep, situations that affect both existing and future constructions, as well as the correlated activities in those sectors. Therefore, for any construction within these zones and in cases where the property is affected by the Map of Potential Hazards of the Canton of Escazú, supplied by said Commission and included as a document of this Plan, the prior approval of the National Commission for Risk Prevention and Emergency Response (Comisión Nacional de Prevención de Riesgos y Atención de Emergencias) will be required.

The Regulatory Plan defines these areas and regulates them in the manner detailed below.

According to the zoning map, it is located west of the central district; it is a sector of steep slopes ranging between 30% and 40%; additionally, it exhibits rapid runoff; topographically it is composed of flattened surfaces at different levels, denuded hills, and alluvial cones that make the zone poorly suited for carrying out large-scale earthworks, high construction densities, and any building without the proper mitigation works.

Requirements:

See annex "Construction and Urban Planning Parameter Sheet".

For any building, a complete geotechnical study must be submitted, including slope stability and recommendations for retention works, as well as the opinion of SETENA in accordance with the General Regulation on Environmental Impact Assessment (EIA) Procedures, (La Gaceta No. 125 of 28/06/04).

In cases of plots of two or more hectares located in sectors with average slopes of less than 25%, the Administration may authorize the development of residential condominium projects, hotel projects that incorporate the construction of residential condominiums in height complementary to their development, corporate centers, convention centers, and other low environmental impact activities that favor the social and economic development of the population, provided that the buildable coverage does not exceed 25%, that at least 60% of the land is wooded, and that the height does not exceed 21 meters. In these cases, the design of the proposed development must harmonize with the landscape of the zone, which implies that the situation, building mass, height of buildings, walls, and enclosures, or the installation of other elements, must not limit the visual field for contemplating natural beauties, must not break the harmony of the landscape, or disfigure its characteristic perspective.

Conforming Uses:

• a)Single-family dwelling.
• b)Conservation and protection of water and forest resources.

Conditional Uses:

• a)Multifamily dwelling.
• b)Residential condominiums.
• c)Hotels.
• d)Professional technical service offices (area no larger than 30 m2).
• e)Opening of roads.

All the above uses must demonstrate that they will not cause problems outside their property concerning the management of wastewater, earthworks, and others.

Additionally, it will be essential to have a complete geotechnical study showing the mitigation works necessary for each type of project, as well as a minimum Environmental Management Plan study approved by SETENA.

Non-Conforming Uses:

• a)Housing developments (urbanizaciones).
• b)Billboards.
• c)All uses not contemplated in the conforming and conditional uses.

According to the zoning map, it is located northeast of the central district. It is a sector of steep slopes ranging between 30% and 40%; additionally, it exhibits rapid runoff.

Topographically it is constituted by denuded hills that make it an area poorly suited for carrying out major earthworks (remociones de tierra), high building densities, and in general any building without the proper mitigation works.

Requirements:

See the "Construction and Urban Parameters Sheet" (Ficha de Parámetros Constructivos y Urbanísticos) annex.

In order to carry out any building, a complete geotechnical study must be submitted, including slope stability and recommendations for retaining works, except if the land has average slopes of less than 15% and/or if it involves a minor work (as defined in

Permitted uses (Usos conformes):

• a)Single-family dwelling.
• b)Conservation and protection of water and forest resources.

Conditional uses (Usos condicionales):

• a)Multi-family dwelling.
• b)Residential condominiums.
• c)"Bed and breakfast" type hotel with up to 5 rooms.
• d)Professional technical service offices (area no larger than 50 m2).
• e)Opening of roads.

All of the above must demonstrate that they will not cause problems outside their property relating to the management of wastewater (aguas servidas), earthworks (movimientos de tierra), and others.

Non-permitted uses (Usos no conformes):

• a)Residential subdivisions (Urbanizaciones).
• b)Billboards.
• c)All uses not contemplated in the permitted or conditional uses.

Special Control Zone for Areas of Heritage Value (Zona de control especial de áreas de valor patrimonial).

Within the wide variety of integration architecture, which is what links historic buildings with contemporary ones in an area of special interest, the appropriate strategy can always be found to highlight the identity of the town or village to be revitalized.

Escazú, the first district, primarily the sector of the original colonial urban quadrant, has a series of particular characteristics that differentiate it and typify its problems in relation to the other districts.

The evolution of the canton itself brought with it the situation that the first district ended up in the middle of two very particular situations of urban development; on one hand, the commercial and residential growth of San Rafael, and on the other, in San Antonio, the existence of an agricultural zone and a biological reserve of vital importance for the Central Valley.

In the midst of these two realities, Escazú Centro has been losing its identity, it has been suffering an accelerated process of loss of functionality and uglification of its central core; road problems have generated vehicular saturation, pedestrian insecurity, and high noise pollution (contaminación sónica); the central park has not been able to consolidate itself as the axis of attraction it should have as the main meeting point for the community; the proliferation of perpendicular signs causes a negative visual impact; the construction of some buildings defies, by height and aesthetic criteria, a place with a very ancient historical, cultural, and landscape heritage.

The panorama defined in the preceding paragraph has led to the recognition on the part of the community that the recovery of the cultural value of Escazú's center must be urgently proposed, that is, to once again endow the canton with its own image that personalizes and identifies it in the national context; this is what is known, both in Costa Rica and in other parts of the world, as the rescue of urban cores or the development of pedestrian areas that return the city to the people.

In accordance with these concepts, the Regulatory Plan proposes that the urban quadrant of Escazú be a heritage value control zone (see

In addition, a series of heritage value control zones are proposed along the so-called articulation road, in which both contemporary buildings and sites as well as those with historical value must exist; and that the so-called integration architecture is responsible for seeking harmony between the two.

The zones of interest for heritage value control are the following:

• a)Escazú: San Miguel urban quadrant.
• b)San Rafael: Central Plaza, its surroundings, and Calle Real.
• c)San Antonio: Central Plaza, its surroundings, agricultural framework, and sugar mills (trapiches) (see

• d)Historical segments and traditional paths in the protected areas of the Cerros de Escazú.

For this special interest zone of heritage value, the Advisory Committee on Architectural Historical Heritage (Comité Consultivo de Patrimonio Histórico Arquitectónico) of the Regulatory Plan and the Municipality will develop a strategy with criteria based on four types of intervention:

• a)Rescue and conservation of buildings with heritage value.
• b)Education programs on the importance of the canton's heritage resources.
• c)Landscape revitalization, which includes conditioning of urban routes and pedestrian uses.
• d)Placement of integration architecture.

Buildings, architectural features, or urban and rural spaces that are identified as having heritage value by the Cultural Heritage Research Center (Centro de Investigación del Patrimonio Cultural) of the Ministry of Culture for Escazú or by the Regulatory Plan, as well as the archaeological sites identified by the National Museum, shall be subject to a special study in the event of a request for demolition, intervention, restoration, or earthworks (movilización de tierras); with the objective that the Advisory Committee on Architectural Historical Heritage of the Regulatory Plan analyzes the possibilities and issues recommendations to the Municipality and the Working Commission or Municipal Office of the Regulatory Plan to safeguard the architectural heritage, which shall be binding for the Municipality.

In accordance with what is described in

• a)Pedestrianization of streets and avenues, specifically:

 Central Avenue in an east-west direction, in an extension that would include from the bridge over the Río Chiquero (100 meters west of the El Oriente Shopping Center) to the entrance of Quesada Cemetery).

 2nd Avenue, in an east-west direction, in an extension that would include from the SINA building to 100 meters west of the National Bank Agency.

 1st Avenue, in an east-west direction, in an extension that would include from the corner located 200 meters east of the Costa Rica Post Office building, to 300 meters west of the bridge over the La Cruz river.

 Five streets in a North-South direction, including those that pass by an east side of the Shell Station, east side of the Segura building, east side of the Municipality, east side of the Plaza Escazú Shopping Center, and east side of the new Acueductos y Alcantarillados building.

• b)Limitation of the circulation of heavy public service vehicles, loading and unloading of goods, and transport of materials (vagonetas and furgones) in the cited areas.
• c)Real and effective application of the prohibition of parking on the yellow line in the entire cited area, applicable to vehicles providing transportation service, whether formal or informal.
• d)Prohibition in the entire cited area of the use of commercial or other types of signs, in a perpendicular form, and control of their size and number.
• e)Direct intervention in the area of the central park, as follows: the district's central park must serve in a polyfunctional manner (rest, recreation, sports, culture) as an integrating element in the community of meeting points such as: church, municipality, school, bank; all under a concept of easy access and pleasant and safe permanence. This intervention must take into great account the elimination of existing architectural barriers, the provision of spaces for cultural activities, adequate channeling of water, cleanliness, ornamentation, tree planting, and security.

Non-permitted uses: industrial activity, massage parlors, discotheques, bars, karaoke, casinos, electronic game rooms, and the non-permitted uses of

Conditional uses: public and private parking lots that are not accessed through the pedestrian walkway area.

 Maximum building coverage (Cobertura): 80%.

 Side and rear setbacks (Retiros lateral y posterior): same as

 Front setback (Retiro frontal): same as

Marquees (Marquesinas): all buildings in this area must have a marquee. The Urban Development Department (Departamento de Desarrollo Urbano) will generate a design appropriate to the urban environment to standardize the placement of marquees, which must be adhered to in the building designs in the sector. The Urban Development Department will take the necessary budgetary measures for the design and drawing of the "marquee" element, to which the owners of the properties included in the Urban Core Rescue Area in Escazú center must adjust.

Corner cutoffs (Ochavas): they are required at every corner and are of public interest. They are formed from the proposal of a virtual triangle whose right angle is the boundary corner of the private property; the triangle with two equal sides of 2.50 meters in length, indicate the vertices from which the diagonal line that generates the corner cutoff is drawn. The procedure for the purchase of the area for the corner cutoff will be done as follows:

 The owner indicates in writing that upon submitting their project for the building permit process, they leave the corresponding corner cutoff in the design, which has a value in colones that will be expressed below.

 The total area of the corner cutoff shall not be greater than 3.125 square meters.

 The cost of purchasing said area will be officially deducted from the construction tax (impuesto de construcción) to be paid for the building permit.

 The cost per square meter of the land, at which the interested party sells the corner cutoff to the Municipality, will serve as the basis for the reassessment of the Property Tax (Impuesto de Bienes Inmuebles).

 The developer may donate that area to the city.

Wastewater treatment plants must be of the anaerobic type.

A commission will be created that constitutes a representative and interactive forum of the community and the Municipality for discussion and analysis of proposals for the rescue of Escazú's urban center. The Commission will have the task of recommending to the Municipal Council, with a copy to the Municipal Mayor's Office and the Commission or Municipal Office of the Regulatory Plan, the guidelines upon which a preliminary draft of a "Proposal for Urban Rescue Considering the Heritage, Cultural, Social, and Economic Value of the Urban Quadrant of Escazú" can be developed, within a period of no more than one year.

This Commission will be composed of:

 The district council member (síndico) or their alternate from each of the canton's districts.

 Two representatives of the merchants with establishments in the sector described in

 One representative appointed by the Municipal Council.

 Two representatives of the Municipality (one from the Urban Development Department and one from the Culture Directorate).

A Heritage Advisory Committee must be created for the Regulatory Plan Commission to monitor, promote, and recommend the necessary measures to safeguard the architectural-historical heritage of the canton in the areas designated as having heritage value. This Committee will be convened by the Municipality and must include the following members: a delegate from the Research and Conservation Center of Cultural Heritage (Centro de Investigación y Conservación del Patrimonio Cultural) of the Ministry of Culture; the Director of Culture of the Municipality of Escazú, a delegate from the Urban Development Department of the Municipality, and two people from the community with extensive experience and knowledge in historical and cultural aspects of the canton, who must be chosen by the Culture Commission of the Municipality.

The committee will be governed by the Regulation of the Advisory Committee on Architectural Historical Heritage for the Working Commission or Office of the Regulatory Plan of Escazú.

Tiribí River Special Control Zone (Zona de Control Especial Río Tiribí, ZCERT).

The area bordering the bank of the Tiribi River, delimited by the Próspero Fernández highway and the Guachipelín Industrial Zone, has drastically modified its use; it has gone from being a coffee plantation area to a commercial and services zone (hotel, gas station, shops, shopping center, etc.). However, the preservation of the riverbanks as a protection zone is always necessary, so this is proposed within the Regulatory Plan as a protection zone, although with less restrictive parameters in the areas properly designated for commerce and services.

• a)Protect the area adjacent to the Tiribí riverbed with slopes greater than 30%.
• b)Regulate the use of the lands immediately adjacent to the Próspero Fernández highway.
• c)Reduce the urban impact in the sector through reforestation with native species, in the green areas of commercial and service lots.

See the "Construction and Urban Parameters Sheet" annex.

• a)Building setbacks (Retiros de construcción) from the riverbank, encompassing the entire area adjacent to the riverbed, with a slope greater than 30%. However, in no case may this setback be less than that specified in Forest Protection Law No. 7575 (Ley de Protección Forestal Nº 7575), through the alignment granted by the INVU.
• b)Prohibition of buildings in sectors that, although outside the river protection zone, are fill areas. Only activities such as parks, gardens, or similar will be permitted in these.
• c)The project must have a wastewater treatment plant or be connected to an existing one with the capacity to process the liquid waste produced.
• d)Facing the national road, only use and construction with access via a service road (calle marginal) are authorized, with an authorization issued by the MOPT; in front of this road, the building setback will be six meters parallel to the road. This strip must be reforested with native species.
• e)Minimum parceling area: 1500 square meters.
• f)Maximum building area: 50% of the unrestricted area.
• g)Maximum building height: 14 meters.
• h)Parking (Parqueos): for commercial and service activities that are not public gatherings, one space will be necessary for every 30 square meters of commercial or service area; for activities in public gathering places such as restaurants, bars, discotheques, or similar, one parking space must be provided for every 6 persons who will use the premises.

• a)Shops.
• b)Services.
• c)Restaurants.
• d)Nurseries (Viveros).
• e)Hotels.
• f)Vertical parking buildings.

• a)Discotheques.
• b)Bars.
• c)Gas station.
• d)Indoor cultural centers.
• e)Churches.

The activity is conditional upon not causing pollution from black water (aguas negras) and deforestation of the forested area (área boscosa). The operating license (patente de funcionamiento) will be rescinded if contamination or deforestation is demonstrated.

• a)Residential.
• b)Semi-industrial uses such as workshops, parking for buses, furgones, and similar.
• c)Billboards.

Costa Rica Country Club Special Control Zone (Zona de Control Especial Costa Rica Country Club, ZCECRCC).

This zone is created with the purpose of conserving the urban form generated from the current recreational use of the area, and to provide for a potential change of use in the future; for this, the following regulations are established.

See the "Construction and Urban Parameters Sheet" annex.

Subdivisions (Fraccionamientos) of less than 2000 square meters are not authorized.

The maximum authorized coverage (cobertura) will be 30% of the land area and the forest cover (cobertura boscosa) will be no less than 40% of the land.

• a)Country club.
• b)University campus.
• c)Hotel.
• d)Multi-family residential (condominium).
• e)Recreational park.

• a)Commerce.
• b)Services.

The activity is conditional upon not causing noise pollution (contaminación sónica) and it must comply with the same general requirements of the zone.

• a)All those not listed in the permitted and conditional uses.
• b)Billboards.

Urban renewal (Renovación urbana).

• a)Upon the approval of this Regulatory Plan, the Municipal Council, by qualified vote and for expropriation purposes, may proceed to declare of public interest the lands that have been destined by their owners or occupants for slums (tugurios), understood as those developments intended for habitation, whose parcelings cannot meet the minimum requirements established in this Plan or which, even meeting such requirements, are settled in risk zones, defined in this same Plan.
• b)Before the year 2006, at least two positions will be included in the Municipal Administration, one for a Social Sciences professional and another for a surveyor (topógrafo), both registered with their respective Professional Association (Colegio Profesional), and the other support positions considered expedient to locate in the canton all current human settlements that can be defined as slums.
• c)In each specific case, a plan will be submitted, for its approval by the Municipal Council, where the current conditions are defined and how the situation could be resolved, even proposing alternatives that involve organs of the Executive Branch and decentralized institutions with which inter-institutional agreements can be arranged. Actions such as this would contribute to improving the living conditions of the canton's current inhabitants.
• d)The office created in accordance with this article will also be responsible for executing and contributing to the execution of the provisions established herein.

• a)In the ordinary budget immediately following the approval of this Regulatory Plan, the amount of financial resources necessary for hiring a public or private company that prepares and designs a master plan for the adequate management of stormwater (aguas pluviales) in the canton will be included. This is with the objective that an adequate solution to the problems of managing runoff and stormwater drainage (desfogues pluviales) in the canton can be established, as municipal resources permit, and to which future developments in the area must adhere.
• b)As soon as the Costa Rican Institute of Aqueducts and Sewers (Instituto Costarricense de Acueductos y Alcantarillados, AyA) approves the new stormwater and sanitary sewerage system for the Gran Área Metropolitana (GAM), the amount of financial resources for hiring a public or private company to design the cantonal sanitary network, not covered by that plan, will be included in the following ordinary budget; in concordance with AyA, it can interconnect with its system and adequately solve the areas not covered by the National Plan, which will be executed in stages and in the manner that municipal resources permit.
• c)For the period between the entry into force of this Regulatory Plan and the start of operations of the stormwater and sanitary sewerage system for the Gran Área Metropolitana, the system of septic tanks for buildings where there are soils with low permeability characteristics (very clayey soils), will be of the septic tank plus upflow anaerobic filter type, in accordance with the worldwide terminology on this subject. For the regions that will not be covered by the sewerage network, the use of this type of septic tank must be maintained.

Definition.

These zones will be subject to reforestation strategies for wild areas, riverbanks and streams, watershed protection, reforestation of main roads and urban parks, with the purpose of rehabilitating these zones landscape-wise. Due to their characteristics, it is not necessary to delimit them on the zoning map.

Reforestation of wild areas.

This strategy consists of the recovery of forests and other wild areas whose vegetative cover has been attacked or has suffered significant deterioration due to the urbanization process and displacement of agricultural activities. Reforestation is defined here as natural regeneration from existing vegetation in the surroundings. Priority will be given to the process of natural regeneration with reforestation for enrichment with certain native species of the wild areas.

It is proposed to reforest based on natural, direct, and indirect reforestation. It is desired to achieve the recovery of both existing species and species that were razed.

Likewise, it is proposed to contribute to the extension of wild vegetative cover to promote the reproduction of new green areas of different uses in sectors adjacent to the natural landscape special control zone.

Reforestation of riverbanks and watershed protection.

It consists of recovering to the maximum the vegetative cover of the protection zone (margin of rivers, streams (quebradas), brooks (riachuelos), and springs (nacientes); zones where building is prohibited) through three altitudinal levels:

• a)Arboreal level or riverside groves.
• b)Shrubby or scrubland level.
• c)Understory level, in which native species will predominate.

Reforestation of main roads.

It consists of planting arboreal and shrubby species across the width of the right-of-way (derecho de vía) and along the entire road system of the canton. The recommended species will be selected from the inventory of native species, with the approval of the Municipality's Environmental Contralorship (Contraloría Ambiental), to treat the road edge in cases where the relevance of the existing vegetation justifies its extension over the road system.

Species that, due to their large size, could be a risk to housing and neighboring infrastructure, or that, due to their powerful root system, could damage municipal infrastructure such as streets and sidewalks, will not be accepted.

Urban parks.

All of the canton's existing parks constitute what is called the system of urban parks of Escazú. The rehabilitation program must begin with the inventory and verification of the legal situation of these areas and facilities, in order to then professionally seek the guidelines for design and landscape construction.

The Regulatory Plan permits the construction of high-rise buildings in accordance with the following rules and definitions:

On smaller lots desiring to develop housing projects, the use of the coverage, setback (retiros), and height rules of the High-Density Residential Zone (ZRAD) is permitted.

What this article does not regulate will be determined by the INVU's current Construction Regulation (Reglamento de Construcciones).

Commercial use will be a use conditional upon support commerce for the residential use. Multifunctional high-rise buildings are permitted as a conditional use provided that the commercial or office and service uses do not cause nuisances to the permitted residential use. For this type of building, a parking space for every 30 square meters of net commercial, office, and/or service area will apply.

 Country Club: all lots located to the south, east, and west, of its boundaries, in accordance with the zoning plan, in the Convento zone, and east, of the CRCC.

 Multiplaza: all lots located at a maximum distance of 250 meters from its southern boundary, (except the lots within the Los Laureles subdivision (urbanización)) and 500 meters from its western boundary.

 Primavera: the areas defined between Calle Primavera, and National Route 121, to the south (deducting the 50 meters of the Linear Commercial Zone (Zona Comercial Lineal).

 East of the CRCC: the area circumscribed between National Route 121 (deducting the 50 meters of the Linear Commercial Zone), Calle Maynard, and the street; to the east, of the CRCC.

 Convento: the zone comprised between National Route 121 (deducting the 50 meters of the Linear Commercial Zone); to the north, the Costa Rica Country Club; to the east, and Calle Convento; to the east and south.

 On lots in the High-Density Zone that face Route 121 (old road to Santa Ana).

 In the Trejos Montealegre subdivision (urbanización), on the mega block (land of more than 5 hectares) located in the western sector, at the end of the third stage of the subdivision.

 On the triangle of land between the national route, Calle San Miguel, and the future radial road to Alajuelita.

• a)Preliminary projects for the construction of high-rise buildings must be submitted to the Office of the Construction Control Subprocess (Subproceso de Control Constructivo) to be analyzed preliminary to the entry of construction plans.
• b)The construction plans must include a landscape and tree planting design proposal, indicating the number and type of tall species to be planted, in addition to the existing ones.
• c)All high-rise projects will have their own wastewater treatment plant, even in zones with a sanitary network built in the subdivision (urbanización).
• d)Projects that include more than one high-rise building or a combination of constructions of various heights must respect a setback (retiro) between them equal to half the height of the tallest building in the complex.
• e)This preceding rule is exempted in the case of projects for multifunctional buildings that are based on criteria of proximity, pedestrian use, vehicular restriction, concentration of mixed uses, creation of open public pedestrian spaces, green areas for public use, and the constitution of urban attraction nodes. These projects must be submitted for prior analysis to the Construction Control Subprocess and will be analyzed as a single unit, even when their development is done in stages for financial and market reasons.
• f)It will be indispensable to conceive the projects in such a way that their volume harmonizes with the landscape.
• g)Projects that include more than one high-rise building or a combination of constructions of various heights must respect a setback (retiro) between them equal to half the height of the tallest building in the complex.

Incentives If the forest cover (cobertura boscosa) is increased by a percentage not less than 15%, the possibility of increasing its total height by 3.5 meters will be granted.

Requirements.

See the "Construction and Urban Parameters Sheet" annex.

It is the competence of the MOPT:

 To indicate to the Municipality the rights-of-way for all national highways in the canton.

 The modification of the rank of any road (whether from national to cantonal, or vice versa) will be done in joint coordination between the Municipality and the MOPT.

It is the competence of the Municipality:

 To rationally administer the public roads of the Cantonal Road Network (Red Vial Cantonal) and to dictate the necessary measures aimed at ensuring that the public space offers safety, health, comfort, and beauty. For this, it will resolve to issue alignments on the roads and grant permits for the occupation of the public road with urban furniture (booths (casetas), benches, trash cans, public telephone booths, tree planting, etc.), nomenclature, advertising messages (signs (rótulos)), provisional works, fairs, and public spectacles.

The functional hierarchy of roads allows for an adequate relationship between the type and size of the activity and the category of the road that serves this activity; through this, it is possible to channel the flow of heavy traffic through a few roads and minimize nuisances to the residents of the neighborhoods to the maximum. This proposal is reflected in the Road Map (Mapa de Vialidad).

Within the urban quadrants, as defined in

The characteristics for national roads, as well as the expansion of existing rights-of-way on local streets or for new streets, are presented in the following articles.

The right-of-way for new streets will be analyzed by the Municipality, case by case, at the preliminary project stage, with the purpose of giving continuity to the layout and design of streets that already exist. In specific cases of road widening, the necessary lands will be expropriated, except for the cases foreseen for segregations and subdivisions (urbanizaciones) by the regulations of the Urban Planning Law (Ley de Planificación Urbana) (Article 40) and the Regulation for the National Control of Subdivisions and Urbanizations (Reglamento para el Control Nacional de Fraccionamientos y Urbanizaciones) (Article 2.2.2.), where the interested party must cede the road widening if it is located outside the urban quadrants.

For the geometric design of roads in a subdivision (urbanización), the rules of the Regulation for the National Control of Subdivisions and Urbanizations will be mandatory.

According to the General Public Roads Law (Ley N. 5060, of 22-08-1972 and its amendments), the categories of national roads (administered by the Ministry of Public Works and Transport) are defined as follows:

National primary roads Trunk routes characterized by high traffic volumes and a high proportion of international, interprovincial, or long-distance trips. They shall have a minimum road width of 20 meters for National Primary Roads and for National Secondary Roads.

In the canton of Escazú, there is only one road of this rank, highway N. 27, Próspero Fernández, with a 50-meter right-of-way (derecho de vía), including the provision for sidewalks and marginal streets. Of this same rank and with the same dimensions is the road called "Anillo Periférico" or "Intercantonal," an MOPT project that crosses the canton from southeast to west, mainly in the San Antonio sector.

The required front setback (retiro frontal) is 3 meters, unless a different indication exists in the requirements for each zone.

National secondary roads These are routes that connect important cantonal capitals not served by primary roads, as well as other population, production, or tourism centers that generate a considerable amount of interregional or intercantonal trips. They possess a right-of-way of 14 to 24 meters, with a two-meter sidewalk. The required front setback is three meters, unless a different indication exists in the requirements for each zone.

There are two roads of this rank: route N. 121, San José-Escazú-Santa Ana (old Escazú road), and route N. 105, Autopista-San Miguel-San Antonio-Alajuelita.

National tertiary roads These are routes that serve as traffic collectors for primary and secondary roads, and constitute the main roads for trips within a region or between important districts. In Escazú, route 310 of Guachipelín exists with these characteristics and the project for the alternate radial road to Alajuelita. The former has a right-of-way of 24 meters in the section from the Paco Shopping Center to the intersection with the highway, and 20 meters north of this. The required front setback is three meters, unless a different indication exists in the requirements for each zone.

Taking into account that the definition of local streets in the Public Roads Law is concise and confusing, the Regulatory Plan proposes the following classification, reflected in the Road Map (Mapa de Vialidad).

Neighborhood roads (Caminos vecinales).

Public road that provides direct access to farms and other rural economic activities; it links hamlets and villages with the national road network and primary streets. They are characterized by having low traffic volumes and short-distance local trips. They shall have a total road provision (previsión vial) of 14 meters, with a 9-meter roadway (calzada), a 1.5-meter sidewalk (acera), and 1 meter of green strips (franjas verdes).

An unlimited number of lots may be enabled.

It is that which serves to channel traffic between districts or between important population centers due to their concentration of services. These roads constitute a continuous road network and serve as a link to roads of the national road network and rural roads. They shall have a total road provision of 14 meters in non-industrial zones, with a 9-meter roadway, a 1.5-meter sidewalk, and 1 meter of green strips. An unlimited number of lots may be enabled. In the industrial zone, the road provision shall be 17 meters with an 11-meter roadway, a 2-meter sidewalk, and a 1-meter green strip.

Local streets (Calles locales).

It is that road located within the street grid system (sistema de cuadrícula vial) of the district capitals, in the so-called urban quadrants (cuadrantes urbanos) as defined in these regulations. They have a variable road provision and on them only a municipal alignment (alineamiento municipal) of 2 meters inward from the property line on streets, and 2.5 meters on avenues, shall be required for purposes of sidewalk construction. These shall be measured from the existing curb and gutter (cordón y caño), and the corresponding width to complete the required sidewalk width must be set back within the property line.

Other roads.

It is that road which serves as a link between the street grid system of the district capitals and the primary streets, or national roads; it shall have a road provision of 11 meters, the roadway shall be 7 meters, and the remainder shall be distributed between sidewalks and green zones.

Road that serves vehicular movements within small neighborhoods. It includes horseshoe roads (caminos en herradura), streets of limited continuity or dead-end streets, paths, and trails that provide access to very few users, who will bear the maintenance and improvement costs. This type of street shall have a road provision of 9 meters, with a roadway of 6 meters, and the remainder shall be distributed between sidewalks and green zones.

This is the name given to tertiary streets that, due to their limited continuity characteristics, shall have a right-of-way of 7.40 meters, a roadway of 5 meters, and the remainder in sidewalks of 1.20 meters. Its maximum length shall be 120 meters.

Definitions.

It shall be the total width of the street or public road, that is, the distance between property lines, including, where applicable, roadway, sidewalks, and green strips.

It is the road width set by these regulations for the different categories of streets and public roads defined herein; it includes roadway, sidewalks on both sides, and green strips on both sides. The road provision shall be the regulation based on which the established rules will be applied for the acceptance of subdivisions (fraccionamientos) on streets that do not meet the regulatory dimensions established herein, for all purposes of the respective road widenings (ampliaciones viales).

Strip comprised between curbs of gutters, ditches, or drainage channels, intended for vehicle traffic.

Part of the public road, normally located at its edges, which is reserved for pedestrian traffic.

Public road for exclusively pedestrian use.

Scope These rules govern all public roads of the cantonal road network that have not originated from urbanization processes duly adjusted to the Regulation for the National Control of Subdivisions and Urbanizations (Reglamento para el Control Nacional de Fraccionamientos y Urbanizaciones) of the National Institute of Housing and Urbanism (INVU).

The term urban easement (of way) (servidumbre urbana (de paso)) is recognized as equivalent to the term exceptional access for residential use (acceso excepcional para uso residencial), established in the Subdivision and Urbanization Regulation (Reglamento de Fraccionamiento y Urbanizaciones) and the Regulation to the National Cadastre Law (Reglamento a la Ley de Catastro Nacional).

New urban easements or exceptional access for residential use shall be permitted on properties in the canton of Escazú that are located within the zoning of the Regulatory Plan, complying with the following conditions:

Urban easements or exceptional access for residential use a) The single width shall be 6.00 meters. According to the provisions established in the Subdivisions and Urbanizations Regulation issued by INVU, and its amendments or regulations that replace them.

• b)It shall have a maximum length of 60.00 meters.
• c)Its width must be continuous (from beginning to end) and new urban easements or exceptional access for residential use in the shape of a T or Y shall not be permitted.
• d)A minimum of two (2) and a maximum of six (6) new properties whose direct access is the urban easement or exceptional access for residential use shall be permitted.

For this calculation, only lots that have their only exit through the easement or exceptional access for residential use are counted.

• e)The figure of an urban easement or exceptional access for residential use for a single (1) property shall not be permitted; for which the corresponding rules for irregular lots (access alleyway - callejón de acceso) must be applied.
• f)For calculating the length of a new urban easement or exceptional access for residential use, it shall be done based on half the width of the easement, from the beginning facing the public street to its end.
• g)It must originate directly from an existing public road, with the established minimum width of 7.40 meters.
• h)The width must be constant throughout its entire length. Urban easements or exceptional access for residential use that begin with one width and end with a different width shall not be permitted.
• i)The area of the urban easement or exceptional access for residential use must be part of (be contained within) the area of each of the properties to be generated.

The urban easement or exceptional access for residential use must be indicated on each of the plans by means of a dashed line, in addition to indicating its width.

A table of areas must be included in the body of the plan, clearly indicating the area of the easement or exceptional access for residential use, as well as the usable area (área útil) of the property to be generated.

Where the usable area will be considered as the free area without including the area of the urban easement or exceptional access for residential use.

• j)The area of the urban easement or exceptional access for residential use shall not be computable for calculating the minimum area of each of the properties to be generated, nor for calculating coverage (cobertura) and density.
• k)For properties generated with direct access to an urban easement or exceptional access for residential use, only the frontage facing the easement shall be considered for the calculation of the minimum frontage; its width shall not be computable.

For the above, the exception for the last property at the end of the urban easement or exceptional access for residential use shall apply.

• l)The property(ies) that has/have frontage on a public street and also includes/include the urban easement or exceptional access for residential use (within its area), must comply with the following conditions:

• m)The subdivision authorized facing an urban easement or exceptional access for residential use implies that the entrance to the properties shall be considered for common use by the dominant tenements (fundos dominantes), and at all times any authority or officials from entities providing public services of any kind, as well as those in charge of urban, municipal, public safety, health, fire department, and any other similar control, may use it for their respective purposes.
• n)Neither the municipality nor any public institution has the obligation to maintain urban easements or exceptional access for residential use or to provide services to the interior lots.

The provision of garbage collection service by the municipality shall be carried out at the entrance of the urban easement or exceptional access for residential use. The municipality shall not be obligated to provide said service within the easement.

• o)Two (2) parallel, contiguous exceptional accesses for residential use are not permitted, even when the subdivision does not come from the same property, unless the interested party demonstrates with technical and scientific certainty that it is impossible to locate this access elsewhere due to conditions of frontage-to-depth ratio; irregularity of its shape; its slope; or precautionary measures to prevent serious or imminent environmental damage, which must be analyzed and authorized by INVU and the Municipality, in order to safeguard that this figure is not used to contravene urban planning regulations.
• p)It is warned that the generation of properties whose direct access is the easement or exceptional access for residential use shall be permitted only for single-family dwellings (vivienda unifamiliar).

In this case, the municipal administration shall proceed to carry out the respective field inspection in order to verify the number of existing dwellings on each of the properties intended to be generated with the access in question.

• q)On the area of the urban easement or exceptional access for residential use, no type of construction may exist or be carried out; except boundary walls (tapias) on the property line.
• r)Prior to municipal approval, the authorization (approval - visado) from INVU must be obtained.
• s)The subdivision authorized facing an urban easement or exceptional access for residential use implies an encumbrance or limitation that makes use other than that of a single-family dwelling impossible, therefore commercial activities shall not be permitted on lands accessed by it.

Agricultural easements (Servidumbres agrícolas) In cases of agricultural-type easements, these shall be permitted only in the Agricultural Zone (Zona Agrícola) with lots having the minimum defined for an agricultural parcel (parcela agrícola) of 7000 square meters, in accordance with what is stipulated in Plan GAM-82 and the Agricultural Buffer Zone (Zona Agrícola de Amortiguamiento) of these regulations; their accesses shall have a width of 7 meters. Given the private nature of these easements, the finishes are the responsibility of private individuals.

On municipal administration roads, the width of the front garden may only vary with respect to that required by this Regulatory Plan in the event that the original design of the existing urbanization has provided for another size for this purpose; in this situation, the measure of the original design shall apply.

The front garden is an affectation (afectación), not an expropriation, since the portion of land continues to be the property of the taxpayer. This zone may be used for:

• a)Garages or parking spaces, up to a maximum of 50% of the front garden area for lands with a frontage of 10 meters or more, provided the coverage set for the zone is not exceeded.

On lands with a frontage of less than 10 meters, covering no more than 60% of the front garden area with garages or parking spaces is permitted.

• b)Septic tank, inspection chambers (cajas de registro), and drains.
• c)Guardhouses, garbage enclosures, and transformer enclosures.
• d)Emergency staircases.
• e)Boundary walls may be built at the limit of the right-of-way proposed by these regulations, provided said structure respects cultural association guidelines or accompanies the urban image within the urban quadrants defined for the canton. This authorization obliges the owner to simultaneously build the sidewalk section corresponding to their property.
• f)Any other use permitted in

The installation and authorization to install all types of road signs in the territory of the canton shall be the responsibility of the Municipality. Every new urbanization project must have the signaling indicated by the Construction Law (Ley de Construcción), and be approved by the Urban Development Department (Departamento de Desarrollo Urbano) before the municipal acceptance of the work.

Definition Three types of parking spaces (estacionamientos or parqueos) are distinguished: public ones, which are available to any driver and require a patent (patente) for their operation; spaces on public roads, which can be leased by the Municipality to private individuals for a certain number of hours or fraction thereof, for which an amount may be charged by means of tickets or parking meters; and private ones, for exclusive use by staff or clients of certain establishments or institutions.

Number of Spaces and Design Standards The number of spaces for private parking depends on the activity to be carried out. Every parking surface shall be made of materials that withstand heavy traffic and allow rainwater permeability.

In the case of hotels, one parking space shall be required for every three bedrooms.

Design and operation standards are defined by the parking regulations (reglamento de estacionamientos) of the MOPT, with the exception of what is indicated in this regard by the Municipal Licensing Regulations of the Municipality of Escazú (Reglamento de Licencias Municipales de la Municipalidad de Escazú), La Gaceta, N. 205, of October 26, 1999.

Front Parking Front parking is not permitted in front of national roads or local primary roads. On the rest of the roads, this type of parking is permitted, provided it is located no less than 8 linear meters from the corner; in this case, the number of parking spaces shall be one space per minimum lot for the zone in question. When more front parking spaces are required, the Municipality may approve a number greater than established; however, the Municipality will charge rent, as precarious lease (arrendamiento en precario), equivalent to $10 (ten United States dollars) per month, for each additional front parking space. The resources coming from the application of this rule shall be used in environmental improvement and sanitation programs, such as the construction of gutters and sidewalks.

Parking Design on Primary Roads In multiple parking lots, there shall be one entrance and one exit to the parking area, both differentiated and signed; in the front garden zone, parking spaces may be located with protective stops for pedestrians using the adjacent sidewalk.

Up to two-thirds of the front garden may be used as parking, similar to what is described in the previous article, including a green area for every three parking spaces.

Number of Parking Spaces per Activity For any activity involving the sale of beverages or food, holding concerts and dances, temples, cinemas, theaters, daycares, private education centers, or public meeting places, one parking space is required for every six users of the building, and one loading and unloading space whose turning radii and maneuvering yard must not obstruct free public vehicular or pedestrian traffic, as defined by the Construction Regulations (Reglamento de Construcciones).

For any activity involving warehouses, industry, supermarkets, shopping centers, material depots, hardware stores, truck entrances and exits, and similar, one parking space is required for every thirty square meters of sales area; additionally, one loading and unloading space per 250 square meters of construction, or a fraction of 125 square meters. For projects like those described above that exceed 1000 m2 of construction, the loading and unloading spaces shall be defined according to the results of the Traffic Impact Study (estudio de Impacto Vial) of each property to be built, so that the needs for loading and unloading space adjust to the real operational needs of the structure to be erected.

The schedule for use of the loading and unloading area shall be at the discretion of the licensing office (oficina de patentes), after consulting the Urban Development office (oficina de Desarrollo Urbano).

For commercial premises that do not involve vehicle repair on-site, one parking space is required for every thirty square meters of sales area.

For premises that do involve the permanence of cars in the business, be it auto detailers, workshops, car washes, oil changes, gas stations, straightening and painting, or similar, one parking space is required for each employee of the company who can serve a client; so that vehicles being serviced do not remain on the public road.

For office premises, one parking space is required for every 35 square meters of construction.

If an existing premise intends to subdivide into new premises, even when these are less than 35 square meters, at least one extra parking space per new premise shall be required. The above must be shown on construction plans.

When it involves a change of use of an existing building, the plan must specify the design of the private parking; when, due to the conditions of the lot, the totality of parking spaces cannot be provided within the property, it will be accepted that the parking is located no more than one hundred meters from the site where the activity is generated.

Ownership of the Roads.

Lands occupied by highways and roads are public property. No one may build within the public right-of-way.

Any land that appears as a public road in the existing plans of the Municipality, in the archive of the Directorate General of Public Works and Transport, in that of the Directorate General of Roads (Dirección General de Caminos), in that of the Cadastre, or in any other archive, public library, or museum, shall be presumed to have such status, except with full proof to the contrary, provided by the person who affirms that the land in question is private property or attempts to have any exclusive use right. As long as the final judgment declaring it so is not issued, no one may impede or obstruct the public use of the land (article 7 of the Construction Law).

Occupation of the Public Road.

On the roads under its administration, the Municipality may grant temporary, revocable permits (by agreement of the Council - Concejo) to utilize the public roads for certain private and for-profit purposes (article 6 of the Construction Law); and in general, to dictate and control everything related to the safety, comfort, and beauty of the roads.

Occupancy of the road may only be authorized through the payment of a fee for each type of occupancy set by the Municipal Council; this with the consent of the immediately affected neighbors.

Fences on Vacant Lots Every unoccupied lot that borders a public road shall be fenced. In urban zones, barbed wire or similar must not be used, and the fence shall have a minimum height of two meters.

Sidewalks It is the owner's obligation to build or rebuild the sidewalks located in front of their properties with the materials indicated by the Municipality; the sidewalk material must be indicated in the respective construction permit. The slope of the sidewalk toward the curb must not exceed 2%, the same as for vehicle entrances to the properties. In the case of access to garages, parking lots, or buildings, bridging the unevenness in a strip no greater than 50 centimeters wide, measured from the outer edge of the curb of the gutter, is permitted. In the urban quadrants defined in this Regulatory Plan, the width of the sidewalks on avenues (east-west direction) shall be two meters fifty (2.50 m) and on streets (north-south direction) shall be two meters (2.00 m), measured from the curb of the gutter.

Pedestrian Crossings At the corners of blocks on local roads, ramps may be built for persons with special needs, subject to prior study and formal permit. The maximum slope of the ramps shall be 12.5%; the minimum width of the ramp shall be 90 centimeters; the ramp must be accompanied by a standard handrail at a height of 90 centimeters for non-disabled persons, or for those who use a cane, and an additional handrail at a height of 75 centimeters. At crossings with traffic lights, the green light duration shall be long enough for weak persons or those in wheelchairs to cross the street safely (one second per meter). When the right-of-way measures 20 meters or more, refuge islands of 1.2 by 1.5 meters minimum must be provided mid-street.

Steps in Public Spaces In addition to the provisions of the Construction Regulations, the regulatory provisions for the benefit of disabled persons must be complied with.

Safety Barriers For the installation of posts or other obstacles that prevent vehicles from entering the sidewalk or parks and gardens, permission from the Municipality must be requested. In these cases, a passage through the obstacle, of a minimum width of 1 meter, must be provided for persons in wheelchairs.

Solid Fences and Railings On the front and lateral property lines where a front garden is required, solid fences exceeding one meter in height above the sidewalk level may not be built. Above this height, only railings, meshes, or grilles that allow visibility of at least 80% of their surface may be continued. These provisions do not include retaining walls.

Tree Planting on Streets and Urban Furniture To plant trees and install any type of urban furniture (benches, trash cans, telephone booths, lighting posts, handrails, protective barriers, etc.) in public spaces, the Municipality shall conduct a study based on the following guidelines:

• a)The clear passage between the property line and the element to be installed must not be less than 1.5 meters.
• b)At points where two property lines converge perpendicularly (corners), there must be a setback of at least 8 meters. In the case of installing sales kiosks, this distance shall be a minimum of 15 meters.
• c)The separation between the curb of the gutter and the furniture shall not be less than 50 cm. The same distance shall apply for the curb of the gutter and the hole for a tree; the minimum dimension of the hole shall be 30 centimeters per side or in diameter.

Pavement Breaking The breaking of pavement on a local public road for the execution of public or private works requires a prior license from the Municipality, which shall set, in each case, the conditions under which it is granted. The applicant for the breaking license on local streets shall be obligated to carry out the corresponding repair, and to guarantee this, must deposit, in the Treasury of the Municipality, the value corresponding to the repair (based on article III.8 and IV.16 of the Construction Regulations, INVU, and article 12 of the Construction Law).

Provisional Installations, Materials, and Debris on the Road To place structures of any type, deposit construction materials and debris, or make installations of a provisional nature on local public roads, it is mandatory to obtain prior municipal authorization. Upon non-compliance with these provisions, the Municipality shall proceed, at the owner's expense, to suspend the construction and eliminate the obstacle. Furthermore, any person who obstructs or in any way hinders traffic on public roads or on their sidewalks with materials, debris, or any other object, or places beams, wires, or analogous objects across the width of the road, shall be punished with a fine of three to thirty days (article 400, subsection 2 of the Penal Code).

Canoes and Downspouts The free fall of rainwater onto the public road is not permitted (in the case of buildings whose eaves border it); for this purpose, rainwater downspouts must be installed from roofs, balconies, overhangs, and any other projecting element.

Height of Elements Projecting from the Building Line Every architectural structural, shading, or advertising element must be situated at a minimum height of two meters fifty (2.50 m).

Eaves, Marquees, and Awnings In commercial and service zones whose buildings border the public road, the construction of an eave, awning, or marquee is mandatory. Its width towards the street shall measure 50 cm less than the width of the sidewalk, but on pedestrian streets, the width shall be equal to 2.50 meters; the minimum separation between the sidewalk level and the lower edge of these elements shall be equal to 3 meters.

For streets with a slope, a minimum height of 2.4 meters and a maximum of 3.4 meters is permitted.

The objective of this chapter is to regulate and control everything related to outdoor advertising (publicidad exterior) and signs in the canton of Escazú, in order to achieve a balance between the urban-architectural work, the advertising message, and the landscape environment as a means of communication, information, and identification. The regulations of this chapter are issued in accordance with article 4, subsection "a" and article 13, subsection "d" of the Municipal Code, chapters VII and VIII and articles 29, 78, and 79 of the Construction Law, article IV.15, subsections 1, 3, and 4 of the Construction Regulations, articles 15 and 70 of the Urban Planning Law (Ley de Planificación Urbana), and article 71 of the Organic Environmental Law (Ley Orgánica del Ambiente), as well as article 14 of Law No. 6890, however, it does not include matters related to temporary outdoor advertising or temporary signs, which shall be regulated through the "Specific Regulation for Temporary Outdoor Advertising" (Reglamento específico de Publicidad Exterior Temporal) that for these purposes shall be published by the Planning and Urban Control Process (Proceso Planificación y Control Urbano) of the Municipality of Escazú in accordance with Article No. 49 of this Regulatory Plan.

For the purposes of applying this regulation, the following definitions are established:

▪ Alignment (Alineamiento): line, set by the Municipality or the MOPT, establishing the maximum limit or approximation of construction with respect to the public road.

▪ Front setback (Antejardín): space set by the Municipality or the MOPT between the property line and the building line. There is a restriction on building on this space; however, it constitutes private property.

▪ Advertisement (Anuncio): any sign, writing, print, painting, emblem, drawing, or other means whose purpose is commercial advertising or to draw attention to a product, article, trademark, or to a commercial activity, business, service, recreation, profession, or home-based occupation that is offered, sold, or carried out at a site other than where the advertisement appears.

▪ Notice (Aviso): any sign that does not have commercial advertising purposes.

▪ Traffic notice (Aviso de tránsito): any notice installed to direct traffic.

▪ Local streets (Calles locales): public roads within the canton subject to municipal jurisdiction.

▪ National highways, routes, or roads (Carreteras, rutas o vías nacionales): public roads subject to the jurisdiction of the Ministry of Public Works and Transport.

▪ Adjacency (Colindancia): the boundaries of a property with respect to its neighboring properties.

▪ Right-of-way (Derecho de vía): the width of the highway or street; that is, the distance between the property lines including roadways, green strips, and sidewalks.

▪ Property line (Línea de propiedad): the segment that demarcates the boundaries of private property.

▪ Urban furniture (Mobiliario urbano): structures within the right-of-way of public roads, plazas, parks, etc., such as bus shelters, trash receptacles, railings, posts, benches, decorative planters, and the like.

▪ Monument (Monumento): comprises both an isolated artistic architectural creation, as well as an urban or rural site that offers particular testimony of a culture or a historical event.

▪ Property nomenclature (Nomenclatura predial): numerical representation that identifies buildings and properties (blocks, farms, and lots).

▪ Road nomenclature (Nomenclatura vial): nominal or numerical representation that identifies public roads.

▪ Panoramic perspective (Perspectiva panorámica): view that occurs to a lesser or greater degree in certain sectors of the canton, along the route of public roads, in which the composition of the elements of the surrounding landscape provides a scenic natural beauty worthy of being exalted, maintained, protected, and freed from visual obstacles that limit, deform, or alter it to the detriment of the basic rights of the human being.

▪ Owner (Propietario): natural or legal person who exercises dominion over real property through a public deed.

▪ Outdoor advertising (Publicidad exterior): all advertising by means of signs, notices, billboards, or the like whose purpose is commercial advertising or to draw attention to a product, article, or trademark, or to a commercial activity or business, service, recreation, profession, or home-based occupation that is offered, sold, or carried out within the canton of Escazú, and that can be seen from the public road.

▪ Repair (Reparación): renewal of any part of a sign to leave it in equal or better conditions.

▪ Risk (Riesgo): contingency or probability of an accident, damage, or harm.

▪ Sign (Rótulo): any sign, writing, print, emblem, painting, drawing, or other means whose purpose is to draw attention to a product or activity offered or produced at the same site where the sign is located, and that does not exceed 3 m2 in surface area.

▪ Construction or temporary signs or notices (Rótulos o avisos de obras en construcción o temporales): any sign or notice whose purpose is to draw attention to the construction of a public or private project, or whose installation has been authorized by the Municipality for a temporary purpose and for a determined period of time.

▪ Operating signs (Rótulos de funcionamiento): those that announce the name of the establishment and/or the type of service it provides.

▪ Public road (Vía pública): road infrastructure of public domain and common use that, by provision of the administrative authority, is designated for free transit, in accordance with the laws and regulations, and that is in fact already designated for that public use.

▪ Visibility (Visibilidad): the effect of perception and distance necessary so that a driver can travel on a road without danger of accidents.

▪ Setback zone (Zona de retiro): private land that the MOPT or the Municipality defines as not to be used for construction purposes by the owner, and that is generally used as a garden or green area.

The exterior display of advertisements, signs, notices, commercial banners, or billboards (hereinafter "signs (rótulos)") is regulated in this chapter, which applies to the entire canton of Escazú.

It includes not only public roads, but also front setback (antejardín) areas and any space where a sign is located that can be seen from the public road.

Excluded from the application of this regulation is the display of official road signaling signs approved by the MOPT and the Municipality, and signs that cannot be seen from the public road.

The display of signs is prohibited in the following cases:

• a)On public roads, except those attached to urban furniture (mobiliario urbano) which have been previously authorized by the Municipality (bus shelters, road signaling, etc.), and those included in Article 36 of this regulation; likewise, signs perpendicular to facades over sidewalks are excepted, but only in the urban quadrants of the three districts of the canton defined as such in this regulation, placed no more than 50 cm inward from the curb and gutter. These perpendicular signs may not be more than one meter and twenty centimeters long by 70 centimeters high, and the vertical distance between the lower edge of the sign and the sidewalk may not be less than 2.60 m. Only one sign of this type will be permitted per commercial premises.
• b)In residential zones, with the exception of operating signs (rótulos de funcionamiento) no larger than 1 square meter.
• c)Less than three meters from traffic signaling and road nomenclature signs, in any direction.
• d)That exceed the permitted height of one-third of the width of the right-of-way (derecho de vía).
• e)In places where it obstructs the visibility of road signaling signs.
• f)With intense concentrations of light, reflections, or intermittent lights, as well as with harmful contrasts that may disturb the visibility of drivers or pedestrians.
• g)In areas governed by the Architectural Historical Heritage Law.
• h)On boundaries adjoining other properties.
• i)On billboards that do not comply with the setback from neighboring adjoining properties, which must at a minimum be equal to the total height of the advertising billboard.
• j)On structures such as advertising wall enclosures for closing lots, with the exception of those used to close them during the construction process, for which the corresponding approved construction permit must be presented. They may be built on the property line and placed only and exclusively when the construction stage of the project approved by the Municipality begins, and must be removed upon completion of the work. They will be permitted only in projects of 500 m2 or more of construction area, and only panels at sidewalk level with no more than 3 meters total height will be permitted.

In cases where the wall panels have lighting, the reflectors may only be placed within the property line, with the interested party having to make the necessary adjustments.

To place or attach any sign, with the exception of those listed in Article 36 of this Regulation, authorization must be requested from the Municipality. The license will be requested by the commercial license holder of the business or activity where the sign will be placed and by the owner of the property where the notice will be located.

In the case of operating signs, the respective permit will be granted within the procedure for the business license and will not be charged separately, but will be included within the cost of the license.

When the sign is attached to urban furniture (in the cases expressly permitted by the Municipality), the permit will be requested by the directly interested party.

The requirements to obtain the license are the following:

• a)Complete the permit application form.
• b)Copy of the cadastral plan of the lot where the sign will be located, with the official alignment (alineamiento) granted by the Municipality or the MOPT.
• c)Sketch of the sign, including the art of the advertising or advertisement (anuncio).
• d)Construction drawing of the sign, if it requires a support or special anchoring structure and has more than 6 m2 of advertising area. The drawing shall indicate, in addition to the anchoring or support structure, the construction materials and the lighting system, if included, with the technical specifications and electrical design, signed by the responsible professional (Architect or Engineer).
• e)For signs attached to the facade and forming part of it, a survey of the facade with scaled measurements must be attached, specifying the exact location and a sketch of the content of the message or image of the sign.
• f)For signs with independent support, a location plan must be included showing the distance to the adjoining properties and the official alignment, as well as to the building, if it exists.
• g)For signs that require a construction drawing, in accordance with point "d" above, an insurance policy to cover damages to third parties will be required. The amount of the policy will be determined by the Urban Development Department, taking into account the size, height, and complexity of the sign.

All signs must present a satisfactory aesthetic appearance and will not contain obscene expressions or those contrary to morality, public order, or good customs, nor terms that directly harm or injure the rights enshrined in the Constitution or the Laws.

For a license to take effect, it is essential that its fee has been paid. The price of the license for the display of signs in the canton of Escazú is as follows:

The owners of real estate or licensed commercial businesses where signs or advertisements are installed, and the companies that sell or rent advertising space of any type through signs, advertisements, or billboards, will pay an annual tax divided into four quarterly payments. Said tax will be calculated as a percentage of the minimum wage that considers the Municipality's salary scale on the first day of January of each year, according to the type of advertisement or sign installed, and in accordance with the categories specified in Article 34 above.

Signs of public interest (previously recognized by the Municipality for exclusively fulfilling a public purpose of evident benefit to the community), are exempt from payment of the license fee, provided they do not carry advertising, except in cases expressly authorized by the Municipality.

These signs may be for the nomenclature of streets, avenues, properties, parks, or plazas, plaques for the location of historical sites, commemorative plaques, and guide signs for indicating various public services.

The surface area of the sign is understood as the part that encloses the image or text that constitutes it, regardless of its form of support. In any case, the lighting elements of the sign form part of it for this calculation. If the sign is painted on a larger area (facade, wall, or similar), the rectangular area encompassing the entire exhibited message will be calculated.

In all cases, the number of faces the sign has will be taken into account to perform the respective calculation.

In residential zones, in permitted cases, signs may not exceed 1.0 square meter and must be placed parallel to the street. In commercial zones, for establishments of less than 200 square meters of surface area, the maximum size of the sign will be 3 square meters, and only one per licensed holder will be permitted.

In cases of establishments larger than 200 square meters up to 500 square meters, one sign attached to the facade of the premises will be permitted, with no more than 5 square meters. In establishments larger than 500 square meters up to 1000 square meters, one sign attached to the facade of the premises will be permitted with no more than 6 square meters, and one sign with independent support not exceeding 6 square meters. In establishments larger than 1000 square meters up to 2000 square meters, two signs attached to the facade of the establishment will be permitted with no more than 9 square meters, and one sign with independent support of no more than 9 square meters. In establishments larger than 2000 square meters, two signs attached to the facade of the establishment will be permitted with no more than 36 square meters, and a second sign with independent support not exceeding 15 square meters. These signs, except those permitted with independent support, must be located parallel to the facade and at a height of no less than 2.5 m. They may not exceed the maximum level of the fascia.

They may be placed on the fascias of buildings, but not on the roofs. The height of signs with independent support may not exceed one-third of the width of the right-of-way (derecho de vía) they face. In shopping center projects, the proposed signs on the building facade must be designed as part of the project, with the signature of the responsible professional.

Only one sign located on the facade will be permitted for each licensed holder, without prejudice to being able to place a structure with independent support, of the "Totem" type, that groups all the signs of the shopping center establishments. In these cases, the individual sign of each premises may not exceed 3 square meters.

The license for the placement of signs will be valid for a period of two years, after which its renewal must be requested. The license may be renewed, subject to a municipal inspection to ascertain the condition of the sign. If there is any alteration in its conditions, such as unauthorized changes made after its placement, poor conditions due to lack of maintenance, or if it violates this Regulation in any aspect, the renewal of the license will not be authorized until the situation is made compliant.

Every sign that, due to its dimensions or position, falls within the parameters of Article 5, subsection d), but is considered dangerous due to the loads to which it is subjected or for any complementary safety reason, must be attached to the buildings or wherever its installation allows, by means of metal anchors, expansion bolts, or screws. It will not be permitted for them to be nailed to battens.

In urban zones, only the use of metal and concrete posts will be authorized in the erection of structures.

The professional in charge of the work (Architect or Civil Engineer) who signs the application and/or the construction drawings for the sign construction permit will be responsible for its safety regarding its stability and structural risk. Possible damages to third parties caused by the total or partial detachment of the sign will be the responsibility of the owner, who must have a third-party damages insurance policy in accordance with subsection g. of Article 33 of this regulation.

The Municipality may cancel the license for an outdoor advertising sign and order its removal or demolition at the owner's expense, when unauthorized modifications have been made by the Municipality, or when it is in poor condition due to lack of care and conservation.

For the cancellation of the license, due process will be followed, which will consist of the Urban Development Department notifying the sign permit holder, granting them a period to correct the anomaly, which will be from three to fifteen days depending on the situation, warning them that in case of non-compliance, the cancellation of the license and the demolition of the sign will be ordered at their cost. Otherwise, the Municipality will do so and will charge the cost plus fifty percent as a fine.

The Penal Code (Article 386, subsection 2), punishes with a penalty of three to thirty days of fine anyone who, for the purpose of announcement or advertising and without the permission of the owner or possessor, or of the respective authority, writes or draws drawings or emblems, or affixes papers or posters on the exterior of a construction, public or private building, dwelling house, or wall. Law No. 6890 (Reforms to the Municipal Code and Related Laws, in its Article 14, subsection "a"), specifies: "So that in all cases of non-compliance with the Sign Regulation, offenders are penalized with the cancellation of the municipal license or business license and with the closure of the commercial establishment. The transgressor must be previously notified, who will have a period of five business days to become compliant." In cases of advertising wall enclosures (tapias publicitarias) and/or billboards (vallas) that are built without a permit, the Municipality will be empowered to dismantle them and charge the owner of the advertising wall enclosure and/or billboard 50% more than the cost of dismantling. The owner of the structure must be notified once, and if they do not dismantle it within a period of five business days after notification, the Municipality may dismantle it without any prejudice to it, and will consider it disposable.

The parameters of the cost of the license price for outdoor advertising described in this Regulation are suspended until they are included in a reform to be made to Law No. 7340 ("Tarifa de Impuestos Municipales del Cantón de Escazú"). While this reform is being carried out, only the tax corresponding to construction will be charged, that is, 1% of the cost of the sign or advertising billboard.

From the entry into force of this Regulation, the Municipality may begin issuing the Land Use Certificate in accordance with the modified parameters of the Regulatory Plan on this matter.

Once these regulations are approved by the Ministry of Public Works and Transport, the alignment and classification requirements will enter into force in accordance with Articles 3 and 19 of the General Public Roads Law.

The sign regulation for new licenses enters into force together with the rest of the regulations. Existing signs, legalized with the Municipality, must become compliant and adjust to the regulation within a period of six months from the entry into force of the Regulatory Plan. This regulation repeals and replaces the "Reglamento para la Instalación de Publicidad Exterior en el Cantón de Escazú" (Supplement No. 36 to La Gaceta No. 100 of May 25, 2001).

The commenced procedure, verifiable as such, will be recognized for projects that have submitted their approval procedure at the level of construction drawings to the different institutions that must review them prior to the municipal Construction Permit, as applicable to the type of project, be they INVU, SETENA, Ministry of Health, AyA, MOPT, INS, and National Commission for Emergency Prevention and Response.

For the above purposes, the Urban Planning and Control Process of the Municipality of Escazú will create a registry, in which projects must register within the fifteen business days following the publication in the official gazette La Gaceta of the Regulatory Plan of Escazú or its modifications. In this case, for projects to be able to register, they must meet the following requirements:

• a)Proof of receipt of documents or certification from the respective institution, indicating the commencement of the procedure to obtain a license, permit, or visa, or the respective proof that said license, permit, or visa has already been granted.
• b)Proof of submission of the respective documents to the National Environmental Technical Secretariat (SETENA), as applicable, to obtain environmental viability if the project so requires.

Registered projects may be reviewed under the standards of the Regulatory Plan published in La Gaceta No. 54 of March 17, 2005, and its modifications from La Gaceta No. 90 of May 11, 2006. For such purposes, once the fifteen business days for project registration have expired, no additional projects will be accepted, and a new period of 80 business days will open for registered projects to submit the construction permit application to the Municipality of Escazú.

Once the second period of 80 business days has expired, projects that have not applied for the respective construction permit from the Municipality of Escazú will lose all right to be considered under this exception regime, and in the event that the construction permit application is submitted after the cited period has expired, the project will be evaluated under the current standards of the Regulatory Plan of Escazú.

The Municipal Council must allocate the necessary funds to contract the studies that, in stages, must be carried out so that within a period of 10 years, the specific projects contemplated in

The sector from the Northeast corner of the CRCC to the Río San Rafael will have the use of Linear Commerce Zone (ZCL), but applicable only until the proposed radial road to connect with the Próspero Fernández highway is built.

Within six months of the publication of these modifications to the Regulatory Plan, the Urban Development Department must develop a regulation to regulate temporary signs.

▪ Mall (Alameda): an exclusively pedestrian transit route for the recreational, spiritual, and physical uses of its occupants.

▪ Alignment (Alineamiento): Line, set by the Municipality or the MOPT, establishing the maximum limit or approximation of construction with respect to the public road.

▪ Total height (Altura total): in a building, corresponds to the distance between the level of the main floor (vestibule) and the crown beam of the last floor.

▪ Floor height (Altura de piso): For the purposes of this regulation, a measurement of three meters and fifty centimeters is taken as the maximum height of a floor.

▪ Front setback (Antejardín): space between the property line and the building line, set by the Municipality or the MOPT.

▪ Advertisement (Anuncio): Any sign, writing, print, painting, emblem, drawing, or other means whose purpose is commercial advertising or to draw attention to a product, article, or trademark, or to a commercial activity or business, service, recreation, profession, or home-based occupation that is offered, sold, or carried out at a site other than where the advertisement appears.

▪ Metropolitan Area (Área Metropolitana): the set of urban areas corresponding to different municipal jurisdictions that, upon developing around a main population center, function as a single urban unit. The Metropolitan Area of San José involves 12 cantons neighboring the canton of San José.

▪ Avenue (Avenida): public road, with a predominant orientation from east to west.

▪ Notice (Aviso): any sign that does not have commercial advertising purposes.

▪ Traffic notice (Aviso de tránsito): any sign installed to direct traffic.

▪ Area (Cabida): area of a lot.

▪ Roadway (Calzada): is the strip between curbs, ditches, or drainage trenches, intended for vehicle transit.

▪ Street (Calle): public road with a predominant orientation from north to south.

▪ Turnaround streets (Calles de retorno): a dead-end public road designed for turning in a single direction.

▪ Cadastral certificate (Certificado catastral): is the document issued by the Cadastre by which it is certified that the plan of the property has been duly registered in that office, indicating whether the area where the property is located is a cadastral zone or a cadastered zone.

▪ Coverage of the area free of restrictions (Cobertura del área libre de restricciones) (in ZCERT): is the total area of the land subtracting the area committed as a non-construction zone or riverbank protection zone, an area that cannot be accounted for within the buildable area of a project.

▪ Building coverage (Cobertura de edificación): is defined as the area covered by the construction of the building, as well as impermeable areas such as parking lots, swimming pools, tennis courts, and paved pedestrian paths. The area free of coverage is the green area or even that which has permeable pavements.

▪ CONAPAM: National Council for the Elderly Person.

▪ Condominium (Condominio): property susceptible to independent use by different owners, with indivisible common elements.

▪ Vertical condominium (Condominio vertical): a modality through which each condominium owner is the exclusive owner of part of the building composed of several floors, and co-owner of all the land and buildings or installations of general use.

▪ Horizontal condominium (Condominio horizontal): the modality where each condominium owner is the exclusive owner of their own land and the building constructed on it, and co-owner of the common areas.

▪ Mixed condominium (Condominio mixto): those where vertical and horizontal condominiums may coexist on the same parent property.

▪ Combined condominium (Condominio combinado): a project where different uses and building types are combined; they must be compatible with each other and must comply with the regulations governing the zone where they are located.

▪ Condominium of condominiums (Condominio de condominios): a project where subsidiary properties are formed from the subdivision of a parent subsidiary property. This must be permitted in the condominium and administration regulations of both the initial parent property and the parent subsidiary property; both regulations must contain the rules regulating the relationship between the condominiums and how the rights and obligations of the owners and/or condominium owners will be exercised.

▪ Lot condominiums (Condominios de lotes): those where the subsidiary properties correspond to horizontal plots, which may be designated for agricultural, industrial, livestock, tourism, commercial, residential, recreational use, and/or any other lawful purpose. They may be designated for the provision of services or for building constructions. In horizontal lot condominiums, each subsidiary property will be called an individualized primary subsidiary property (FFPI).

▪ Complex (Conjunto): a real estate development composed of several buildings erected on one or several lots, sharing areas and services of general use and utility, such as internal roads, parking lots, green areas, enclosure walls, and other areas.

It may also be composed of several structurally independent buildings for housing, commerce, or industry.

▪ Condohotel: a lodging operation modality in which the ownership of the property is governed by the Regulatory Law of Condominium Property, or applies principles contained therein, and in which the hotel operation is guaranteed through a management contract with a hotel operating company that assumes the functions corresponding to the administrators according to the Law and those derived from the hotel nature of the operation. At least 70% of the time per year, the establishment must be dedicated to lodging service; 30% may be used by the condominium owners.

▪ Conservation (Conservación): the conservation of cultural assets represents, above all, a process to prolong their existence.

▪ Consolidation (or direct conservation) (Consolidación): An addition or application of adhesive or reinforcement materials to the original work, in order to ensure its durability or physical integrity.

▪ Block (Cuadra): the side of a city block is defined as a block.

▪ Net Residential Density (or Real Estate Density) (Densidad Neta residencial): the relationship between the number of dwellings and the area designated for residential use with its respective yards and related services. Road areas, parks, or other uses are not included.

• Gross Residential Density: relationship between the number of dwellings in a residential project and the total area of the land where it is developed. Areas for roads and other complementary uses of the project are included.

• Right-of-Way (Derecho de vía): width of the highway, street, path, easement (servidumbre); that is, the distance between property lines, including roadway, green belts, and sidewalks.

• District (Distrito): administrative unit that follows the neighborhood (vecindad, barrio). It may contain more than five neighborhood units, so the population contained varies. The element that best determines its scale is the secondary school.

• Bedroom (Dormitorio): defined as a habitable space intended exclusively for the rest of persons, dependent on and physically and functionally integrated into a dwelling. Its design and conditioning must maintain its character as part of the housing unit, so it may not have independent common services such as a laundry, kitchen, kitchenette, or others that allow it to function as an autonomous unit.

• High-Rise Building (Edificación en altura): a building that exceeds 14 meters in height, measured from the level of the main floor (lobby) to the crown beam of the top floor is considered a high-rise building. For this type of building, prior to the Construction Permit process, the approval (visto bueno) from the Dirección General de Aviación Civil (DGAC) may be required.

• Multifunctional Buildings (Edificios Multifuncionales): mixed-use commercial, residential, and service projects with one or more buildings that integrate the different uses and green areas and gathering spaces such as small squares (plazoletas), lobbies, terraces, and the like in an architecturally appropriate manner.

• Urban Equipment (Equipamiento urbano): all the elements that the city requires to function efficiently, understanding this as an integrated system of structures where social elements follow patterns that determine the location of institutions. At the same time, the interaction of institutionalized processes produces the organization and coordination of such elements which, by relating to each other in their physical expression, configure and give character to the urban structure.

• Cadastral Sheet (Ficha catastral): the document where the basic numerical and literal information of each property (predio) is recorded.

• Farm (Finca): portion of land registered as a legal unit in the Public Registry or capable of being registered, by means of a number that individualizes it.

• Depth (Fondo): depth of a parcel; perpendicular distance between the line parallel to that existing between the front of the lot and its rear part.

• Subdivision (Fraccionamiento): division of any property (predio) for the purpose of selling, transferring, negotiating, partitioning, exploiting, or using the resulting parcels separately; includes partitions for adjudication.

• Intensity of Use (Intensidad de uso): degree of utilization of lands or structures, taking into account: a) Type of activity carried out, b) Coverage percentage and floor area, c) Population density, and d) Resulting traffic.

• Intersection (Intersección): area where two or more roads join or cross, although there may not necessarily be a mixing of flows.

• Building Line (Línea de construcción): that which demarcates the building limit permitted within the property.

• Property Line (Línea de propiedad): that which demarcates the limits of private property.

• Official Map (Mapa oficial): plan or set of plans where public roads and areas to be reserved for communal uses and services are accurately indicated.

• MINSA: Ministerio de Salud.

• Monument (Monumento): comprises the isolated artistic architectural creation, as well as the urban or rural site that offers a particular testimony of a civilization, of a representative phase of evolution or progress, or of a historical event.

• Property Nomenclature (Nomenclatura predial): numerical representation that identifies, in accordance with this regulation, buildings and properties (block, farm, lots).

• Road Nomenclature (Nomenclatura vial): nominal or numerical representation that, in accordance with this regulation, identifies public roads.

• Zone Nomenclature (Nomenclatura zonal): that which identifies the name of the zone.

• Infrastructure Works (Obras de infraestructura): set of installations that allow the operation of public services such as water supply, sewerage, drainage, and electricity, in addition to public roads.

• Impermeable Pavement (Pavimento impermeable): those surfaces that respond to uses such as access ways, parking, recreational courts, and others, built at ground level and that prevent the normal process of water absorption.

• Parcel (Parcela): cadastral unit represented by a portion of land, which constitutes a complete physical unit, and which is delimited by a line that, without interruption, returns to its point of origin.

• Urban Renewal Project Plan (Plan Proyecto de Renovación Urbana): Preliminary intervention proposal for a specific urban area, which contains all the elements required to execute the urban renewal project, among them policies, guidelines, and directives. It corresponds to the project conceptualization process.

• Regulatory Plan (Plan Regulador): local planning instrument that defines, in a set of plans, maps, regulations, and any other graphic document or supplement, the development policy and the plans for population distribution, land uses, circulation routes, public services, community facilities, and construction, conservation, and rehabilitation of urban areas.

• Cadastral Plan (Plano catastrado): survey plan that has been registered in the Catastro Nacional.

• Depot (Plantel): area intended for storing machinery, vehicles, materials, mechanical games, and the like.

• Preservation (Preservación): consists of the conservation of cultural assets in the same conditions in which they were found, protecting them from humidity, chemical agents, and all types of pests and microorganisms.

• Deterioration Prevention (Conservación indirecta, Prevención del deterioro): consists basically of the protection of cultural assets through control of the physical environment where they are located. Included here are the control of humidity, temperature, and light, and various measures to prevent accidental or premeditated fires, theft, and vandalism. It also encompasses measures to reduce atmospheric pollution, vibrations due to urban traffic, and soil subsidence.

• Owner (Propietario): natural or legal person who exercises dominion over real estate through a public deed.

• Vertical Project (Proyecto vertical): is the building made up of more than one construction level that, due to its configuration of residential, commercial, or mixed units, shares a common sanitary infrastructure, composed of an integral system for the treatment and disposal of wastewater. This type of project may be developed inside or outside a condominium regime. In some cases, when increases in height are projected, whether due to construction parameters or some type of incentive, these must have prior authorization from the Dirección General de Aviación Civil. A project of more than one level that does not have a wastewater treatment system is not considered a vertical project for the purposes of this definition.

• Reconstruction (Reconstrucción): to rebuild historical buildings or old urban centers with new materials and based on reliable documents, not on conjecture.

• Urban Development Regulations (Reglamentos de Desarrollo Urbano): are bodies of norms that the Municipalities adopt for the purpose of making the Regulatory Plan (Plan Regulador) effective.

• Repair (Reparación): renovation of any part of a work, to leave it in conditions equal to or better than before.

• Restoration (Restauración): process whose objective is to conserve and reveal the aesthetic and historical values of a monument, to revive the original idea and, therefore, the understanding of the object. The restoration and restitution of details and fragments is frequently practiced and must be based on respect for the original, for the ancient elements, and for the authentic parts.

• Side Setback (Retiro lateral): is the required space between the side boundary of the lot and the nearest part of the construction.

• Rear Setback (Retiro posterior): required open space between the construction and the rear boundary of the lot.

• Setbacks (Retiros): unbuilt open spaces, comprised between a structure and the boundaries of the respective property (predio), measured from their axes.

• Revaluation (Revalorización): manner of preserving historical buildings, keeping them in use, a practice that entails a certain modernization or alteration, adapted to the new circumstances.

• Risk (Riesgo): contingency or probability of an accident, damage, or harm.

• Roundabout (Rotonda): special form of intersections at grade or combined with grade separations, where there is a circulation zone in a single direction, generally counterclockwise (levógiro).

• Sign (Rótulo): any signboard, writing, print, emblem, painting, or other means whose purpose is to draw attention to some product or activity that is offered or produced on the same site where the sign is located.

• Signs or Notices of Works Under Construction or Temporary (Rótulos o avisos de obras en construcción o temporales): any signboard, writing, print, emblem, painting, or other means whose purpose is to draw attention to the construction of a public or private project, whose installation has been permitted by the authority for a transitory purpose and for a determined period of time.

• Route (Ruta): national highway, so named by the Ley General de Caminos.

• Developable Land (Suelo urbanizable): that which has the potential and conditions to be urbanized.

• Urbanized Land (Suelo urbanizado): every portion of land that is built upon or that is equipped with infrastructure and services.

• Slum (Tugurio): premises intended for dwelling established in a property subject to an official declaration of uninhabitability. Included in this concept are a house, apartments, rooms, and in general any construction or structure intended totally or partially for the expressed purpose, even if it is merely an improvised shelter in a non-urban site.

• Location (Ubicación): conveniently situating each piece of equipment in relation to others and with respect to city structures, according to certain physical, environmental, and comfort conditioning factors.

• Urbanization (Urbanización): the subdivision (fraccionamiento) and habilitation of land for urban purposes, through the construction of streets and provision of services. (Definition from the Ley de Planificación Urbana). Urbanization plans must be approved as such by the Instituto nacional de Vivienda y Urbanismo (INVU) based on the norms of the Reglamento para el Control Nacional de Fraccionamiento y Urbanizaciones.

• Conditional Use (Uso condicional): that which can occur in a zone, as long as the special requirements established by the Municipality, additional to those stipulated for conforming uses, are met.

• Land Use (Uso del suelo): study that shows the situation and distribution of land with respect to housing, commerce, industry, education, health, recreation, public purposes, and any other pertinent use.

• Mixed Use (Uso mixto): mixture of different types of functions that a piece of land may have, such as residential, retail commerce, personal services, institutional services, and even industrial.

• Minimum Dwelling (Vivienda mínima): organic complex of rooms that constitute a dwelling, studied in such a way that it allows grouping, in the least possible space and with the minimum expense, those comforts that are indispensable for human life.

• Dwelling (Vivienda): can be understood as the context in which the broadest range of human needs is satisfied, and where a human being lives the greatest part of their existence. It is also considered as that physical structure that satisfactorily responds to human needs and desires.

• Cadastral Zone (Zona catastrada): that part of the national territory where the cadastral survey has been completed and made official.

• In case of doubt about any term not included in this glossary, this regulation will adopt the definitions included in the Diccionario de la Real Academia de la Lengua Española.

As of the entry into force of Modification IV of this Regulation, the Municipality will grant a maximum period of three months to validate workshop uses as existing in the Agricultural Buffer Zone (Zona de Amortiguamiento Agrícola, ZAA).

The existing condition may be validated by the Construction Control Sub-Process (Sub-Proceso de Control Constructivo) through documentary evidence, with the support of official documents duly authenticated by the competent Institutions, among which may be the Ministerio de Salud, the Dirección de Tributación Directa del Ministerio de Hacienda, among others.

Annexes Construction and Urban Parameters Sheet

N/A: Not Applicable.

* The improved density and the reduction of the minimum lot area apply exclusively for properties (predios) that have a connection to the sanitary sewer network (cloaca) or to a wastewater system (treatment plant).

(A) The maximum building height is 14 meters facing roads of that width and 11 meters when the road has that assigned right-of-way (derecho de vía).

(B) In the section of the Linear Commerce Zone (Zona de Comercio Lineal) that passes through the Escazú Center quadrant up to the sector 200 m north of the San Antonio Urban quadrant, the maximum height will be 10.5 meters. In the sector of Hotel Camino Real (south margin of the Próspero Fernández highway) and the road towards Guachipelín (tunnel), the permitted height in the strip of Linear Commerce Zone (Zona Comercio Lineal, ZCL) will be a maximum of 28 meters; likewise, between the Guachipelín tunnel and the bridge over the Río Agres (north margin of the Próspero Fernández highway), a maximum buildable height of 28 m is permitted. In these last two sectors, hotels are permitted as a conditional use, provided that the farm (finca) where they are built has more than 2000 m2, and the buildable coverage does not exceed 50%. Finally, in the Calle Matapalo sector, a maximum height of 38 meters will be permitted.

(C) The setback indicated in the table applies for constructions facing a cantonal route. In the case of facing a national route, the corresponding alignment must be requested from the Ministerio de Obras Públicas y Transportes (MOPT).

(D) An additional 3.5 meters of height will be permitted, as long as a minimum front setback of 6 meters is provided at the level of the third floor, and the approval (visto bueno) of the Construction Control Subprocess (Subproceso Control Constructivo) is obtained indicating that the project does not affect the urban and landscape visual of its surroundings.

(E) The maximum height of the buildings will be 7 meters; however, for every 3.0 m of additional front setback, one more level may be added.

(F) The minimum area for lands facing a public street with public services is 120 m2; in the case of an agricultural easement (servidumbre agrícola), it is 7000 m2.

(G) The maximum coverage for a single-family dwelling is 75%; for other uses, 10% will apply.

(H) The maximum height of 21 meters applies for the development of residential condominiums.

(I) Above 28 meters, the buildable coverage and permeable pavement coverage will be reduced by 3% for every 3.5 meters of additional height. (J) At least 50% of the lot must be allocated to green coverage, of which at least 50% must be tree coverage.

Furthermore, permeable pavements may not exceed 15% of the lot.

(K) The coverage will be 80% (the remaining 20% of the area must be allocated to green area).

Al no existir ninguna otra indicación, se entiende que es lo único que no queda aprobado por la Dirección dicha. Por lo anterior se mociona: "Se acuerda: Con fundamento en las disposiciones de los artículos 11 y 169 de la Constitución Política, 11 de la Ley General de la Administración Pública, 7º, 8º, 9º, 10, 15, 17, 59 y 60 de la Ley de Planificación Urbana Nº 4240, del 11 de noviembre de 1978, y oficio PU-C-D-1712-2004, de la Dirección de Urbanismo del Instituto Nacional de Vivienda y Urbanismo, la adopción formal del Plan Regulador para el cantón de Escazú, en lo aprobado por la Dirección de Urbanismo del INVU. Publíquese en el Diario Oficial La Gaceta, el aviso de la adopción que ha hecho el Concejo Municipal en el presente acuerdo, y el documento. El Plan Regulador rige a partir de la publicación indicada." Acuerdo Firme.

FACULTAD DE CIENCIAS DE LA TIERRA Y EL MAR ESCUELA DE CIENCIAS GEOGRÁFICAS UNIVERSIDAD NACIONAL Revisado y actualizado por la Dirección de Urbanismo del INVU, en marzo del 2003, con observaciones que la comunidad y la Comisión de Trabajo del Plan Regulador hicieron de julio del 2003 a mayo del 2004, así como las que la Comisión de Trabajo del Plan Regulador estimó convenientes de las presentadas tanto en la Audiencia Pública, efectuada el 15 de mayo del 2004, como ocho días después.

(Nota de Sinalevi: La presente norma fue reformada parcialmente y reproducido su texto de forma íntegra mediante sesión ordinaria N°.076 del 14 de octubre de 2025, publicada en el Alcance Digital N° 140 a La Gaceta N° 206 del 3 de noviembre del 2025, y se transcribe a continuación:)

ÍNDICE Contenido Capítulo I. Establecimiento y aplicación del Plan Regulador .......................................................................................... 15

....................................................................... .................................................................................................... ............................. 15

2.1. Objetivos. .................................................................................... .................................................................................................... ...................................................... 16

................................................... ................................................................................ 18

............................................................. .................................................................................................... ....... 19 4.1. Aplicación. ................................................................................... .................................................................................................... ..................................................................................... 19 4.2. Modificación. ................................................................................. .................................................................................................... .........................................................................20 4.3. Flexibilidad de los límites de zonificación. .................................................. .................................................................................................... .............20 4.4.

Incentivos. ................................................................................... .................................................................................................... ..................................................................................... 21 4.4.1. Disposiciones generales sobre los incentivos. ............................................... ............................................................................................... 21 4.4.2. La flexibilidad de los requisitos. .......................................................... .................................................................................................... .............................. 21 4.4.3. La condonación del impuesto de bienes inmuebles. ............................................ .....................................................................23 4.4.4.

Entrega de parte de propiedad al uso y disfrute públicos. ...............................................................................................23 4.4.5. Incentivos por Plan Proyecto ................................................................ .................................................................................................... ...........................23

5.1. Licencia (permiso) de construcción y responsabilidad municipal. ...................................................................................... 24 5.2. Certificado de uso de suelo. .................................................................. .................................................................................................... ........................................25 5.3. Visado de planos catastrados. ................................................................. .................................................................................................... ................................25 5.3.1. Objetivos del visado municipal de planos catastrados. ....................................... ...................................................................25 5.3.2. Requisitos para solicitar el visado de planos catastrados .................................................................................................25 5.3.3 Información que debe mostrar el plano por visar .............................................. ............................................................................. 26 5.3.4 Motivos de denegatoria del visado municipal .................................................. ..................................................................................... 27 5.3.5 Casos especiales de excepción................................................................. .................................................................................................... ............... 28 5.3.6 Caducidad del visado municipal ............................................................... .................................................................................................... .............. 29 5.4 Permiso para construcción de obra menor ........................................................ .................................................................................................... 29 5.5.

Permiso para construcción de obra mayor. ...................................................... ................................................................................................. 30 5.6. Permiso para instalación de juegos mecánicos. ................................................. ..............................................................................................31 5.7. Permiso para demolición. ...................................................................... .................................................................................................... ...............................................31 5.8. Póliza de riesgos de trabajo. ................................................................. .................................................................................................... ........................................32 5.9. Permiso para movimiento de tierra.............................................................. .................................................................................................... .....................32 5.10.

Evaluación del impacto ambiental. ............................................................ .................................................................................................... .................. 33 5.11. Vigencia de certificados y permisos. ......................................................... .................................................................................................... .................... 33 5.12. Plazo de resolución........................................................................... .................................................................................................... .......................................................... 34 5.13. Horario de trabajos de construcción. ......................................................... .................................................................................................... .................. 34 5.14.

Molestias a terceros. ........................................................................ .................................................................................................... .......................................................... 34 5.15. Requisitos especiales para urbanizaciones y condominios. ..................................... ................................................................ 34 5.16. Amenazas potenciales. ........................................................................ .................................................................................................... .............................................. 35 5.17. Responsabilidad profesional. ................................................................. .................................................................................................... ................................... 35

.................................................................. .................................................................................................... .............. 36 6.1. Facultades y sanciones. ....................................................................... .................................................................................................... .................................................. 36 6.2. Infracciones. ................................................................................. .................................................................................................... ............................................................................ 36 6.3. Procedimientos. ............................................................................... .................................................................................................... .................................................................. 36 6.4.

Patente para empresas constructoras. .......................................................... .................................................................................................... ............ 37 6.5. Recursos....................................................................................... .................................................................................................... ................................................................................... 37 Capítulo II. Reglamento de Zonificación de uso del suelo. .............................................................................................. 39

7.1. Zonas residenciales. .......................................................................... .................................................................................................... ............................................................ 39 7.2. Zonas de comercio y servicios.................................................................. .................................................................................................... ................................ 39 7.3. Zona Mixta de Pequeña Industria y Comercio (ZMPIC). ........................................... ........................................................................... 39 7.4. Zona de Parques y Facilidades Comunales (ZP). ................................................. ........................................................................................... 39 7.5. Zona Agrícola de Amortiguamiento (ZAA). ....................................................... .................................................................................................... .... 39 7.6.

Zonas de protección y control especial. ....................................................... .................................................................................................... ........... 39 7.7. Zonas para edificaciones en altura. ........................................................... .................................................................................................... ...................... 39 7.8. Límites entre zonas ........................................................................... .................................................................................................... ............................................................. 39

8.1. Usos conformes. ............................................................................... .................................................................................................... .................................................................. 40 8.2. Usos no conformes ............................................................................. .................................................................................................... ......................................................... 40 8.3. Usos condicionales ............................................................................ .................................................................................................... .......................................................... 40 8.4. Usos no especificados en usos conformes, condicionales y no conformes ....................................................... 41

9.1. Frente mínimo. ................................................................................ .................................................................................................... ............................................................................ 41 9.2. Superficie mínima. ............................................................................ .................................................................................................... ................................................................. 41 9.3. Altura máxima. ................................................................................ .................................................................................................... ........................................................................ 41 9.4. Cobertura máxima. ............................................................................. .................................................................................................... ......................................................... 42 9.5.

Retiros. ...................................................................................... .................................................................................................... ........................................................................................... 42 9.5.1. El retiro frontal o antejardín............................................................... .................................................................................................... .................................... 42 9.5.2. Retiros laterales ........................................................................... .................................................................................................... ........................................................... 43 9.5.3. Retiro posterior ............................................................................ .................................................................................................... ............................................................ 43 9.6.

Densidades..................................................................................... .................................................................................................... ............................................................................ 44 9.6.1. Zona IFA I-A ................................................................................ .................................................................................................... ..................................................................... 45 9.6.2. Zona IFA I-B ................................................................................ .................................................................................................... ................................................................... 46 9.6.3. Zona IFA II-A ............................................................................... .................................................................................................... .................................................................. 46 9.6.4.

Zona IFA II-B ............................................................................... .................................................................................................... ....................................................................47 9.6.5. Zona IFA II- C................................................................................................... .................................................................................................... ...............................................47 9.6.6. Zona IFA II- E................................................................................................... .................................................................................................... .................................................47 9.6.7. Zona IFA II-F ............................................................................... .................................................................................................... .................................................................... 48 9.6.8.

Zona IFA II-G ............................................................................... .................................................................................................... ................................................................. 48 9.6.9. Zona IFA III-A .............................................................................. .................................................................................................... .................................................................. 48 9.6.10. Zona IFA III-B ............................................................................. .................................................................................................... ................................................................ 49 9.6.11. Zona IFA III-C ............................................................................. .................................................................................................... ................................................................... 49

11.1. Usos conexos o complementarios a vivienda .................................................... ................................................................................................ 50 11.2. Zona Residencial Baja Densidad (ZRBD). ....................................................... .................................................................................................... ...............51 11.2.1. Requisitos. ................................................................................ .................................................................................................... ...........................................................................52 11.2.2. Retiros .................................................................................... .................................................................................................... .................................................................................52 11.2.3.

Usos conformes ............................................................................. .................................................................................................... ........................................................52 11.2.4. Usos condicionales. ........................................................................ .................................................................................................... ..................................................52 11.2.5. Usos no conformes........................................................................... .................................................................................................... ................................................52 11.3. Zona Residencial Media Densidad (ZRMD). ...................................................... .................................................................................................... .... 53 11.3.1.

Requisitos. ................................................................................ .................................................................................................... .......................................................................... 53 11.3.2. Retiros .................................................................................... .................................................................................................... ................................................................................ 53 11.3.3. Usos conformes. ............................................................................ .................................................................................................... ....................................................... 53 11.3.4. Usos condicionales. ........................................................................ .................................................................................................... ................................................. 53 11.3.5.

Usos no conformes. ......................................................................... .................................................................................................... ................................................ 54 11.4. Zona Residencial Media Alta Densidad (ZRMAD). ................................................ ........................................................................................... 55 11.4.1. Requisitos:................................................................................. .................................................................................................... .......................................................................... 55 11.4.2. Retiros..................................................................................... .................................................................................................... ................................................................................ 55 11.4.3.

Usos conformes: ............................................................................ .................................................................................................... ....................................................... 55 11.4.4. Usos condicionales: ........................................................................ .................................................................................................... ................................................. 55 11.4.5. Usos no conformes: ......................................................................... .................................................................................................... ................................................ 55 11.5. Zona Residencial Alta Densidad (ZRAD). ....................................................... .................................................................................................... ............. 56 11.5.1.

Requisitos. ................................................................................ .................................................................................................... .......................................................................... 56 11.5.2. Retiros .................................................................................... .................................................................................................... ................................................................................ 56 11.5.3. Usos conformes. ............................................................................ .................................................................................................... ....................................................... 56 11.5.4. Usos condicionales. ........................................................................ .................................................................................................... .................................................. 57 11.5.5.

Usos no conformes. ......................................................................... .................................................................................................... ............................................... 58 11.6. Zona Residencial de Alta-Alta Densidad (ZRAAD). .............................................. .......................................................................................... 58 11.6.1. Requisitos. ................................................................................ .................................................................................................... .......................................................................... 59 11.7. Restricción de altura en terrenos aledaños a sedes diplomáticas. ................................................................................ 60

......................................................... ................................................................................................60 12.1. Clasificación. ............................................................................... .................................................................................................... ........................................................................... 60 12.2. Zona de Comercio Lineal (ZCL). ............................................................... .................................................................................................... ................................ 61 12.2.1. Requisitos. ................................................................................ .................................................................................................... ........................................................................... 61 12.2.2.

Retiros. ................................................................................... .................................................................................................... ................................................................................. 61 12.2.3. Estacionamientos. .......................................................................... .................................................................................................... ................................................... 62 12.2.4. Usos conformes. ............................................................................ .................................................................................................... ....................................................... 62 12.2.5. Usos condicionales. ........................................................................ .................................................................................................... ................................................ 62 12.2.6.

Usos no conformes. ......................................................................... .................................................................................................... .............................................. 63 12.3. Zona de Comercio Puntual (ZCP). .............................................................. .................................................................................................... ........................ 63 12.3.1. Zona de Comercio Puntual Centro de Escazú (ZCPCE). ......................................... .............................................................. 63 Estacionamientos: .................................................................................. .................................................................................................... ............................................................. 64 Usos conformes: .................................................................................... .................................................................................................... ................................................................. 64 Usos condicionales: ................................................................................ .................................................................................................... .......................................................... 64 Usos no conformes: ................................................................................. .................................................................................................... ......................................................... 64 12.3.2.

Zona de Comercio Puntual Centro de San Antonio (ZCPCSA). ................................................................................ 64 Usos conformes: .................................................................................... .................................................................................................... ................................................................ 65 Usos condicionales: ................................................................................ .................................................................................................... ......................................................... 65 Usos no conformes: ................................................................................. .................................................................................................... ........................................................ 65 12.3.3.

Zona de Comercio Puntual Centro de San Rafael (ZCPCSR). .................................................................................... 65 12.3.4. Zona de Comercio Puntual Multiplaza (ZCPM). ................................................ .................................................................................. 65 Requisitos: ........................................................................................ .................................................................................................... ................................................................................. 66 Usos conformes: .................................................................................... .................................................................................................... ................................................................ 66 Usos condicionales: ................................................................................ .................................................................................................... ......................................................... 66 Usos no conformes: ................................................................................. .................................................................................................... ........................................................ 66 12.3.5 Zona de Comercio Puntual Trejos Montealegre (ZCPTM). ............................................................................................... 66 Usos conformes: .................................................................................... .................................................................................................... ................................................................ 66 Usos condicionales: ................................................................................ .................................................................................................... .......................................................... 67 Usos no conformes: ................................................................................. .................................................................................................... ......................................................... 67 12.4.

Cementerio ................................................................................... .................................................................................................... ............................................................................ 67 12.5 Zona Mixta Lineal para el Desarrollo Sostenible (ZMLDS). ...................................... ........................................................................... 67 12.5.1. Requisitos: ................................................................................ .................................................................................................... ......................................................................... 67 12.5.2. Usos conformes ............................................................................. .................................................................................................... ..................................................... 69 12.5.3.

Usos condicionales ......................................................................... .................................................................................................... .............................................. 69 12.5.4. Usos no conformes .......................................................................... .................................................................................................... ............................................. 70

13.1. Requisitos ................................................................................... .................................................................................................... .................................................................................. 70 13.2. Retiros. ..................................................................................... .................................................................................................... ............................................................................................ 71 13.3. Usos conformes. .............................................................................. .................................................................................................... ................................................................... 71 Anexo. Usos industriales conformes. ................................................................ .................................................................................................... ....................... 71 13.4.

Usos condicionales. .......................................................................... .................................................................................................... ........................................................... 73 13.5. Usos no conformes. ........................................................................... .................................................................................................... ......................................................... 73

14.1. Definición. .................................................................................. .................................................................................................... ......................................................................................74 14.2. Área de parques y facilidades comunales. ..................................................... .................................................................................................... ...74 14.3. Servicios complementarios. ................................................................... .................................................................................................... ........................................74 14.4. Unidad de Salud Integral de segundo nivel. ................................................... .................................................................................................... .....74 14.5.

Colegio Técnico Vocacional. .................................................................. .................................................................................................... ................................... 75 14.6. Cambio de tierra por impuestos. .............................................................. .................................................................................................... ............................ 75 14.7. Definición de cuadrantes urbanos. ............................................................ .................................................................................................... ....................... 75 14.7.1. Cuadrante urbano de Escazú ................................................................. .................................................................................................... ...................... 75 14.7.2.

Cuadrante urbano de San Rafael ............................................................. .................................................................................................... ........... 75 14.7.3. Cuadrante urbano de San Antonio ............................................................ .................................................................................................... ........ 75

15.1. Requisitos ................................................................................... .................................................................................................... .................................................................................... 76 15.2. Usos conformes ............................................................................... .................................................................................................... .................................................................. 77 15.3. Usos condicionales: .......................................................................... .................................................................................................... ............................................................ 77 15.4. Usos no conformes: ........................................................................... .................................................................................................... ........................................................... 77

16.1. Definición. .................................................................................. .................................................................................................... ..................................................................................... 78 16.2. Zona de Protección de los Cerros de Escazú (ZPCE)............................................. ................................................................................. 78 16.2.1. Definición.................................................................................. .................................................................................................... ......................................................................... 78 16.2.2. Requisitos. ................................................................................ .................................................................................................... .................................................................... 80 16.2.3.

Usos conformes. ............................................................................ .................................................................................................... ...................................................... 82 16.2.4. Usos condicionales. ........................................................................ .................................................................................................... ................................................ 82 16.2.5. Usos prohibidos. ........................................................................... .................................................................................................... ........................................................ 82 16.2.6. Usos no conformes. ......................................................................... .................................................................................................... .............................................. 82 16.2.7.

Incentivos. ................................................................................ .................................................................................................... ...................................................................... 83 16.2.8. Comisión Especial de la Zona Protectora de los Cerros de Escazú. ............................................................... 83 16.2.9. Transitorios. .............................................................................. .................................................................................................... .................................................................... 84 16.3. Zona de Protección de Fuentes de Agua y Riberas (ZPFAR). .................................................................................................... 84 16.3.1. Definición. ................................................................................ .................................................................................................... ......................................................................... 84 16.3.2.

Usos conformes. ............................................................................ .................................................................................................... ..................................................... 85 16.3.3. Usos condicionales. ........................................................................ .................................................................................................... .............................................. 85 16.3.4. Usos no conformes. ......................................................................... .................................................................................................... ............................................. 86 16.3.5. Requisitos generales. ...................................................................... .................................................................................................... ........................................... 86 16.3.6.

Incentivos. ................................................................................ .................................................................................................... ..................................................................... 86 16.4. Zonas de control especial de áreas vulnerables................................................ .......................................................................................... 87 16.4.1. Zona de Control Especial Alto Carrizal (ZCEAC). ............................................ ..................................................................................... 87 Requisitos: ........................................................................................ .................................................................................................... .................................................................................. 87 Usos conformes: .................................................................................... .................................................................................................... .................................................................88 Usos condicionales: ................................................................................ .................................................................................................... ..........................................................88 Usos no conformes: ................................................................................. .................................................................................................... .........................................................88 16.4.2.

Zona de Control Especial Bello Horizonte (ZCEBH). .......................................... ..............................................................................88 Requisitos: ........................................................................................ .................................................................................................... ..................................................................................88 Usos conformes: .................................................................................... .................................................................................................... ................................................................ 89 Usos condicionales: ................................................................................ .................................................................................................... ......................................................... 89 Usos no conformes: ................................................................................. .................................................................................................... ........................................................ 89 16.5.

Zona de control especial de áreas de valor patrimonial. ...................................... ....................................................................... 89 16.5.1. Definición ................................................................................. .................................................................................................... ........................................................................ 89 16.5.2. Requisitos adicionales a los requisitos generales .......................................... ............................................................................... 90 16.5.3. Zona de interés especial de valor patrimonial del cuadrante urbano de Escazú. .................. 91 16.5.4 Comisión de Rescate Urbano Centro de Escazú ................................................. ............................................................................ 92 16.5.5.

Comité Consultivo de Patrimonio ............................................................ .................................................................................................... ............. 93 16.6. Zona de Control Especial Río Tiribí (ZCERT). ................................................. .................................................................................................... ....... 93 16.6.1. Definición: ................................................................................ .................................................................................................... ........................................................................ 93 16.6.2. Objetivos: ................................................................................. .................................................................................................... ...................................................................... 93 16.6.3.

Requisitos: ................................................................................ .................................................................................................... ...................................................................... 93 16.6.4. Usos conformes: ............................................................................ .................................................................................................... ...................................................... 94 16.6.5. Usos condicionales: ........................................................................ .................................................................................................... ............................................... 94 16.6.6. Usos no conformes: ......................................................................... .................................................................................................... ............................................. 95 16.7.

Zona de Control Especial Costa Rica Country Club (ZCECRCC). ....................................................................................... 95 16.7.1. Definición ................................................................................. .................................................................................................... ......................................................................... 95 16.7.2. Requisitos ................................................................................. .................................................................................................... ....................................................................... 95 16.7.3. Usos conformes. ............................................................................ .................................................................................................... ..................................................... 95 16.7.4.

Usos condicionales. ........................................................................ .................................................................................................... ............................................... 95 16.7.5. Usos no conformes. ......................................................................... .................................................................................................... .............................................. 95 16.8. Renovación urbana. ........................................................................... .................................................................................................... ..................................................... 95 16.8.1. Erradicación de tugurios. .................................................................. .................................................................................................... .................................... 95 16.8.2. Ingeniería hidráulica y sanitaria del cantón. .............................................. .............................................................................................. 96

17.1. Definición.................................................................................... .................................................................................................... ..................................................................................... 97 17.2. Reforestación de áreas silvestres. ........................................................... .................................................................................................... ............................ 97 17.3. Reforestación de riberas y protección de cuencas. ............................................ ................................................................................... 97 17.4. Reforestación de vías principales............................................................. .................................................................................................... ........................... 97 17.5. Parques urbanos. ............................................................................. .................................................................................................... .............................................................. 98

18.1. Incentivos ................................................................................... .................................................................................................... ................................................................................... 99 18.2. Requisitos. .................................................................................. .................................................................................................... ................................................................................. 99 Capítulo III. Reglamento de Vialidad ............................................................... ................................................................................... 100

......................................................... ........................................................................................... 100

21.1. Carreteras primarias nacionales .............................................................. .................................................................................................... ........................... 101 21.2. Carreteras secundarias nacionales ............................................................ .................................................................................................... ................. 101 21.3. Carreteras terciarias nacionales.............................................................. .................................................................................................... .......................... 101

22.1. Caminos vecinales. ........................................................................... .................................................................................................... ....................................................... 102 22.1.1. Camino rural................................................................................ .................................................................................................... ............................................................ 102 22.1.2. Calle primaria ............................................................................. .................................................................................................... ......................................................... 102 22.2. Calles locales. .............................................................................. .................................................................................................... .................................................................... 102 22.2.1.

Calle urbana ............................................................................... .................................................................................................... .......................................................... 102 22.3. Otros caminos. ............................................................................... .................................................................................................... ............................................................... 102 22.3.1. Calle secundaria ........................................................................... .................................................................................................... ................................................. 102 22.3.2. Calle terciaria ............................................................................ .................................................................................................... ........................................................ 102 22.3.3.

Calle de uso restringido ................................................................... .................................................................................................... ................................ 103 22.4. Definiciones.................................................................................. .................................................................................................... ...................................................................... 103 22.4.1. Derecho de vía ............................................................................. .................................................................................................... .................................................... 103 22.4.2. Previsión vial ............................................................................. .................................................................................................... ........................................................... 103 22.4.3.

Calzada .................................................................................... .................................................................................................... ................................................................. 103 22.4.4. Acera ...................................................................................... .................................................................................................... ........................................................................ 103 22.4.5. Alameda .................................................................................... .................................................................................................... ............................................................... 103 22.5. Alcance ...................................................................................... .................................................................................................... ............................................................................. 103

23.1. Servidumbres urbanas o acceso excepcional para uso residencial .................................................................... 104 23.2. Servidumbres agrícolas ....................................................................... .................................................................................................... ........................................ 106

26.1. Definición ................................................................................... .................................................................................................... ............................................................................... 107 26.2. Número de espacios y normas de diseño ........................................................ ................................................................................................. 107 26.3. Estacionamientos frontales ................................................................... .................................................................................................... .................................. 107 26.4. Diseño de estacionamientos en vías primarias ................................................. ........................................................................................ 108 26.5. Cantidad de espacios de estacionamiento por actividad .................................................................................................. 108

.......................................................... ............................................................................................... 109 27.1. Propiedad de las vías......................................................................... .................................................................................................... ................................................. 109 27.2. Ocupación de la vía pública. ................................................................. .................................................................................................... .............................. 109

.............................................................. .................................................................................................... ...... 109 28.1. Cercas en lotes baldíos ...................................................................... .................................................................................................... ............................................. 109 28.2. Aceras ....................................................................................... .................................................................................................... ................................................................................. 109 28.3. Cruces peatonales ............................................................................ .................................................................................................... ...................................................... 110 28.4.

Gradas en espacios públicos .................................................................. .................................................................................................... .............................. 110 28.5. Barreras de seguridad ........................................................................ .................................................................................................... .............................................. 110 28.6. Vallas y verjas .............................................................................. .................................................................................................... ..................................................................... 110 28.7. Arborización de las calles y mobiliario urbano ............................................... .............................................................................................. 110 28.8.

Rotura de pavimento .......................................................................... .................................................................................................... .................................................... 111 28.9. Instalaciones provisionales, materiales y escombros en la vía .............................................................................................. 111 28.10. Canoas y bajantes ........................................................................... .................................................................................................... ....................................................... 111 28.11. Altura de los elementos salientes de la línea de construcción ................................................................................................ 111 28.12. Aleros, marquesinas y toldos ................................................................ .................................................................................................... ..................................... 111 Capítulo IV. Instalación de Publicidad Exterior .................................................... ........................................................................ 112

........................................................................ .................................................................................................... ............................ 114

Capítulo V. Transitorios ........................................................................... .................................................................................................... ...... 120

121

Capítulo VI. Glosario .............................................................................. .................................................................................................... ............ 122

........................................................... .................................................................................................... . 122

Anexos.............................................................................................. .................................................................................................... ............................... 129 Ficha de Parámetros Constructivos y Urbanísticos ................................................... .......................................................................... 129 Este Reglamento Municipal ha sido reproducido por error técnico, mediante FE DE ERRATAS, publicada en La Gaceta No. 54 del 17 de marzo del 2005, que establece que debe leerse así:

"El Concejo Municipal del cantón de Escazú, en su sesión extraordinaria N. 59, acta N. 199, celebrada el viernes diecisiete de diciembre del dos mil cuatro, acordó: Acuerdo AC-693-04: "1.-La población entera del cantón de Escazú, es consciente de la necesidad de contar con un plan de ordenamiento territorial, acorde con los requerimientos tanto a nivel ambiental, como de acceso vial, y paisajístico.

2.-La protección de los recursos naturales, es tarea de todos, no solo del Gobierno Local, el recurso hídrico, el aire, y en general el ambiente, son bienes tangibles, a los cuales todos los ciudadanos tenemos derecho de disfrutar, claro está, en la medida en la que no violentemos el de los demás.

6.-Esta Comisión de conformidad con el artículo 83 de la Ley General de la Administración Pública, se ha constituido como un órgano desconcentrado de la Administración, por lo que tiene autonomía en cuanto a la resolución de los asuntos puestos en su conocimiento, y por ende la responsabilidad en su actuar a ese efecto y a todo lo concerniente con su cometido.

100 del 29 de marzo del 2004, publicado en La Gaceta N. 68 del 6 de abril del 2004, se convoca a la audiencia pública que señala el artículo 17 de la Ley de Planificación Urbana. La misma se llevó a cabo el 15 de mayo del 2004.

54 del 7 de octubre del 2004, el Concejo Municipal, acuerda trasladar a la Dirección de Urbanismo del INVU, el documento de Plan Regulador presentado por la Comisión de Trabajo del Plan Regulador, el día 7 de octubre del presente año, para que ésta procediera conforme a derecho a la aprobación o rechazo del proyecto propuesto para el Plan Regulador que se le remitía, haciendo las recomendaciones, sugerencias, o bien exigencias pertinentes.

Lo anterior quiere decir que es a esa Dirección a la que por ley se le ha encomendado la asesoría y la asistencia técnica las municipalidades, haciéndola corresponsable del mejor y más atinado desarrollo de la planificación local, y más puntualmente con los Planes Reguladores. Por su parte el inciso 4) del

Urbanismo, el artículo 10 de la Ley de Planificación Urbana en que interesa dice: "Corresponden así mismo a la Dirección de Urbanismo, dentro de las funciones de control que le asigna el inciso 4) del artículo 7, las siguientes: 1.-Revisar y aprobar los planes reguladores y sus reglamentos, antes de su adopción por las municipalidades; (.)" El subrayado no es del original. 11. Mediante nota oficio N. PUC-D-1712-2004, de fecha 16 de diciembre del 2004, suscrito por el Arq. Francisco Mora Protti, director a. í. de Urbanismo, se informa al Secretario Municipal, Señor Manuel Sandí Solís, de la aprobación del Plan Regulador del cantón de Escazú, con excepción de lo contenido en el

Al no existir ninguna otra indicación, se entiende que es lo único que no queda aprobado por la Dirección dicha. Por lo anterior se mociona: "Se acuerda: Con fundamento en las disposiciones de los artículos 11 y 169 de la Constitución Política, 11 de la Ley General de la Administración Pública, 7., 8., 9., 10, 15, 17, 59 y 60 de la Ley de Planificación Urbana N. 4240, del 11 de noviembre de 1978, y oficio PU-C-D-1712-2004, de la Dirección de Urbanismo del Instituto Nacional de Vivienda y Urbanismo, la adopción formal del Plan Regulador para el cantón de Escazú, en lo aprobado por la Dirección de Urbanismo del INVU. Publíquese en el Diario Oficial La Gaceta, el aviso de la adopción que ha hecho el Concejo Municipal en el presente acuerdo, y el documento. El Plan Regulador rige a partir de la publicación indicada." Acuerdo Firme.

La Municipalidad de Escazú en adelante nombrada como la Municipalidad, en ejercicio de las facultades que le otorga la Ley de Planificación Urbana Nº 4240, del 15 de octubre de 1968 y sus modificaciones, en los artículos 15, 19, siguientes y concordantes; así como el Código Municipal, Ley Nº 7794, del 30 de abril de 1998 y sus modificaciones, en el artículo 4, siguientes y concordantes, promulga el presente Plan Regulador del cantón de Escazú, en adelante llamado Plan Regulador.

El Plan Regulador se implanta de conformidad con lo dispuesto en artículo 17 de la Ley de Planificación Urbana. El procedimiento se describe a continuación:

• a)Se convocó a una audiencia pública por medio del Diario Oficial La Gaceta, N. 68 del 6 de abril, 2004. Dicha audiencia se realizó el 15 de mayo del 2004 en la Escuela República de Venezuela, donde se dio a conocer el proyecto de reajuste para el distrito San Rafael y las inconsistencias encontradas en publicación anterior, mismas que se detallaran dentro de la reglamentación propuesta, y sus mapas correspondientes, junto con las observaciones verbales y escritas formuladas por interesados.
• b)Se obtuvo la aprobación por parte del Instituto Nacional de Vivienda y Urbanismo.
• c)El Concejo Municipal acordó la adopción formal de sus reglamentos, por mayoría absoluta de votos, en la sesión extraordinaria N. 59, efectuada el 17 de diciembre del 2004, según acuerdo N. AC-693-04.
• d)Se publica el presente Reglamento en el Diario Oficial La Gaceta y se informa sobre el acuerdo de adopción y entrada en vigor del Plan Regulador desde esa misma fecha, a menos de que se presenten los casos mencionados en el Capítulo V de Transitorios.

El Plan pretende mantener y subrayar conceptualmente la vocación residencial del cantón preservando y reforzando las zonas ecológicas en los Cerros de Escazú y los espacios y construcciones culturales que le otorgan características particulares. Además, se regularizan las áreas comerciales sobre vías primarias.

Se prioriza el uso conforme de vivienda y los usos afines a esta que conlleven a consolidar dicho uso promoviendo la calidad de vida residencial en forma integral con los aspectos urbanos, servicios y amenidades que deben conformarla evitando mezcla de usos no afines a las zonas de vivienda. Por tanto, los usos comerciales conflictivos que no puedan mantener las posibles molestias dentro de su propiedad se confinan en áreas que, por su ubicación, no molesten a los habitantes de las áreas residenciales.

Los preceptos anteriores fueron justificantes para que el Gobierno Local como primera etapa de un reajuste del plan regulador a nivel cantonal, pero en lo concerniente a esta nueva actualización, se abocará únicamente para la jurisdicción del distrito San Rafael, con la finalidad de fomentar su vocación residencial - comercial, estableciendo actividades afines sobre las vías (primarias, secundarias y terciarias) que conforman su trama vial, procurando generar nuevas fuentes de ingreso local que vendrían a mejorar la calidad de vida tanto de los nuevos residentes, como de la gran mayoría de propietarios; mediante la integración de la multiplicidad de aspectos urbanos complementarios, para procurar traslados cortos que permitan satisfacer sus necesidades básicas dentro de su misma localidad, pero siempre evitando la mezcla de usos no compatibles con las zonas residenciales. La base reglamentaria para esta nueva propuesta parcial proviene del actual Reglamento de Fraccionamientos y Urbanizaciones del Instituto Nacional de Vivienda y Urbanismo (INVU), Artículo 55. Que establece las áreas mínimas requeridas para servicios comerciales o particulares en proyectos de uso residencial.

Por otra parte, el uso industrial intenso está descartado en el cantón, y solo se consolidará la zona industrial en Guachipelín, creada por el Plan GAM, con industria liviana o usos complementarios como bodegas pequeñas de alquiler, almacenes de depósito y similares, además de comercio y servicios.

2.1. Objetivos.

La eficiencia del Plan Regulador de Escazú radica en su relación con el resto de la planificación nacional, de la cual forma parte. Este plan debe generarse e implementarse de tal modo que permita que cada nivel gubernamental (central, entes descentralizados y local) conserve su ámbito de competencia. Esto se puede lograr si se actúa coordinadamente con el resto de las instancias de toma de decisión y el gobierno local, para la regulación y el ordenamiento de los asentamientos humanos.

El Plan Regulador se convierte en un instrumento principal para coordinar la acción pública nacional y local, además de que orienta la acción privada, tanto en la atención a corto plazo, como en las previsiones de espacio y desarrollo en un mediano y largo periodo.

El Plan Regulador tiene los siguientes objetivos fundamentales:

• a)Adecuar los usos del suelo urbano y rural a las necesidades actuales y previsibles.
• b)Conciliar el desarrollo urbano, tanto con las disponibilidades de tierra como con las existencias y posibilidades de suministro de infraestructura.
• c)Anticipar los requerimientos de vivienda, infraestructura y equipamiento urbano que se derivan del tamaño y funciones previstas para cada zona de población en función de las políticas que establezcan los planes regionales Plan GAM-82 mediante Decreto Ejecutivo Nº 25902-MIVAH-MP-MINAE, Plan GAM 2013-2030 Decreto Ejecutivo N° 38334-PLANMINAE-MIVAH-MOPT-S-MAG, y el Concejo Municipal.

El área de Zonificación de uso de suelo posee los siguientes objetivos:

• a)Delimitar el campo de posibilidades de desarrollo de las distintas zonas del cantón, en función de los lineamientos de la planificación territorial deseada y de las características propias de cada centro de población.
• b)Implantar una planificación integral de la estructura urbana cantonal, en donde se distinguen dos políticas de ordenamiento, a saber:

Política de consolidación:

Aplica a los centros de población o sistemas urbanos y rurales que, por su nivel de acción de desarrollo, solamente requieren de un ordenamiento en su estructura básica para prevenir los efectos negativos de la concentración poblacional y de las actividades urbanas, sin afectar su dinámica actual.

Política de regulación:

Aplica a los centros de población o sistemas urbanos y rurales, con el propósito de disminuir la intensidad actual de los usos y destinos, las acciones de fomento y las actividades y servicios prioritarios.

El área de la reglamentación vial propone lo siguiente:

• a)Definir un sistema vial que contribuya con el ordenamiento urbano y rural.
• b)Mejorar la interacción entre centros poblados y sistemas urbanos y rurales para fortalecer su complementación y sus vínculos de desarrollo.
• c)Propiciar una jerarquía vial que permita establecer mejoras en el uso del suelo, sobre la base del crecimiento poblacional y las actividades de desarrollo.
• d)Restringir el tránsito de vehículos de carga pesada que circulan dentro de zonas residenciales.
• e)Mejorar el acceso de la población a los centros localizadores de actividades de desarrollo y servicios públicos.
• f)Propiciar la ampliación tanto de las redes viales alimentadoras del cantón, como de los caminos vecinales.
• g)Mejorar la conexión entre las diferentes zonas del cantón y el resto de la Gran Área Metropolitana, y entre sus propios sistemas urbanos y rurales.

En cuanto a la administración del desarrollo del cantón, el objetivo es diseñar un sistema informativo para facilitar la gestión municipal en el proceso de crecimiento y desarrollo que permita:

• a)Apoyar sus sistemas de planificación territorial y el proceso de toma de decisiones.
• b)Fortalecer su propia administración.
• c)Facilitar el control, evaluación y seguimiento de la gestión de desarrollo cantonal.
• d)Propiciar una herramienta técnica para la planificación estratégica y la formulación y reformulación de planes de crecimiento y desarrollo.
• e)Facilitar reglamentos claros sobre requisitos, incentivos, procedimientos y responsabilidades en materia de uso de suelo, construcción y urbanización.

El Plan Regulador está conformado por:

• a)Los mapas que se publican con este documento; es decir: el de "Zonificación, Vialidad e Índices de Fragilidad Ambiental", así como el de "Distritos".
• b)Los Reglamentos de Zonificación del Uso del Suelo, Mapa Oficial, Vialidad y Publicidad Exterior, más otros que se incorporen a partir de sus revisiones.
• c)Los estudios que respaldan el Plan y que describen la situación físico- territorial, económica y social del cantón, y aquellos otros que puedan implementarse en el futuro, los cuales estarán a la disposición del público para ser consultados en la sede de la municipalidad.
• d)La normativa supletoria emitida por el INVU según lo dispuesto en Ley N° 4240, Transitorio II, correspondiente a los Reglamentos de Construcciones, Fraccionamientos y Urbanizaciones, Renovación Urbana y demás normativa de carácter nacional, regional y local.

El Plan Regulador es de acatamiento obligatorio para toda persona, sea esta física, pública o privada, nacional o extranjera, en todo el territorio del cantón de Escazú. Este Plan Local complementa el texto que el Plan Regional de la Gran Área Metropolitana (Decreto Ejecutivo No. 13583 -VAH-OFIPLAN, La Gaceta No.95, del 18 de mayo de 1982 y el No. 25902-MIVAH-MP-MINAE, alcance No. 15 a La Gaceta No. 66, del 07 de abril de 1997) señaló para el cantón de Escazú.

Asimismo, por actualización de la normativa anterior el presente Reglamento del Plan Regulador sustituye la normativa para la Instalación de Publicidad Exterior en el cantón de Escazú (Alcance No. 36 a La Gaceta No. 100 del 25/05/01).

Supletoriamente, y como se mencionó con anterioridad en lo no rango nacional y regional, concordantes con la legislación urbanística vigente. Sin embargo, preferiblemente deben analizarse en el seno de la Comisión o de la Oficina Municipal del Plan Regulador en conjunto con el Proceso Planificación y Control Urbano de la Municipalidad. Se derogan los anteriores acuerdos del Concejo Municipal del Cantón de Escazú que se opongan a esta nueva versión del Plan Regulador.

4.1. Aplicación.

La administración y aplicación del Plan Regulador estará a cargo de las dependencias administrativas Municipales relacionadas con las materias reguladas por los reglamentos, en especial el Proceso de Planificación y Control Urbano y la Oficina Municipal del Plan Regulador.

El diseño de todo edificio público o privado destinado a la atención de usuarios deberá cumplir con la normativa dispuesta en la Ley 7600, Ley de Igualdad de Oportunidades para las personas con Discapacidad en Costa Rica. De igual manera, se recomienda la observación de esta normativa a todos los demás tipos de proyectos.

Por la obtención de la licencia se cobrará un impuesto de construcción que será utilizado para los fines descritos en la Ley de Planificación Urbana. Este impuesto corresponde al 1% sobre el valor de las construcciones, condominios, fraccionamientos con fines urbanísticos, y urbanizaciones. En los casos de proyectos de interés social, se cobrará hasta el 0,5% sobre su valor.

Las dependencias del Gobierno que ejecuten obras no pagarán impuesto de construcción; sin embargo, deberán realizar los trámites correspondientes ante la Municipalidad, de forma que se establezca una coordinación entre esta y dichas dependencias. De esta forma, las características de la obra podrán ser compatibilizadas con las potencialidades de la infraestructura urbana y de su mantenimiento.

Las licencias municipales siempre mantendrán a salvo los derechos de terceros. El propietario y el profesional encargado serán responsables de los datos estimados en el proyecto, así como de las características estructurales y arquitectónicas del interior de la obra. La Municipalidad vigilará el cumplimiento de los requisitos del Plan Regulador, como son: uso del suelo, densidad, alineamientos, niveles, alturas, coberturas, frentes y áreas de lotes mínimos, entre otros.

No se autorizará ningún permiso de construcción en línea de propiedad si esta no cumple con el derecho de vía propuesto por el Reglamento Vial de este Plan, a menos de que sea trate de una obra existente declarada de interés patrimonial, a nivel local, regional o nacional.

Una vez autorizado el inicio del trámite y entregada la documentación para solicitar el permiso de construcción, así como otros trámites tales como visados, usos de suelo, licencias para rótulos, el interesado contará con noventa días naturales para retirar los documentos; pasado este período, la solicitud e inclusive los planos constructivos entregados se eliminarán de los archivos municipales.

Para proceder con la eliminación de los documentos, una vez fenecido el plazo establecido de noventa días, se remitirá oficialmente al Archivo central el expediente completo informando de la situación y solicitando la eliminación de este. En dicha comunicación se incluirá el nombre del propietario o solicitante, el tipo de solicitud, el número del trámite, la fecha de ingreso, y el estado La Comisión del Plan Regulador o la Oficina Municipal del Plan Regulador vigilará por la correcta aplicación de las normas, excepciones, incentivos y sanciones que dictan o autorizan los reglamentos. En caso de implementación de La Comisión, ésta debe estar conformada de acuerdo con los artículos 59 y 60 de la Ley de Planificación Urbana, por regidores, vecinos interesados y funcionarios de la planta administrativa, con un máximo de siete personas en total.

Dicha Comisión u Oficina podrá constituir, junto con los vecinos y como el patrimonio arquitectónico, cultural y ambiental.

La Comisión del Plan Regulador o la Oficina Municipal del Plan Regulador por cuenta propia, a solicitud de residentes del cantón o por iniciativa del Concejo Municipal, analizará todas las actualizaciones y revisiones al documento original que sean necesarias conforme transcurran los años, a efecto de mantener el Plan actualizado.

4.2. Modificación.

Para la modificación, suspensión o derogación total o parcial del Plan Regulador, deben observarse los requisitos que indica el artículo 17 de la Ley de Planificación Urbana.

Excepto para la inclusión de nuevas vías y predios públicos en Mapa Oficial, junto con su respectivo listado, únicamente de los proyectos urbanísticos tramitados y aprobados ante el sistema APC del CFIA, y los fraccionamientos con fines urbanísticos avalados por el INVU y el Municipio.

4.3. Flexibilidad de los límites de zonificación.

Podrá permitirse la variación de los requisitos, pero siempre respetando lo referente a zonas bajo riesgo ambiental o antrópico y la variable ambiental, del presente Plan Regulador en los siguientes casos:

• a)Cuando el caso corresponde a un proyecto de gestión gubernamental catalogado como de emergencia, o de interés social, y/o de interés público a nivel local, regional o nacional.
• b)Por la elaboración de proyectos de renovación urbana, para conservar, rehabilitar o remodelar las áreas urbanas defectuosas, deterioradas o en decadencia, tomando en cuenta la inconveniente parcelación o edificación, la carencia de servicios y facilidades comunales o cualquier otra condición adversa a la seguridad, salubridad y bienestar generales.

Será competencia del Concejo Municipal, en conjunto con la Comisión Local del Plan Regulador, analizar en los anteriores casos la posibilidad de variar los requisitos, máximos hasta en un veinticinco por ciento adicional, siempre que exista o se incluya dentro del proyecto la infraestructura requerida, no pudiéndose disminuir las áreas destinadas al uso público.

4.4. Incentivos.

En casos de proyectos de edificios comerciales, residenciales o de uso mixto del tipo multifuncional, que provean de espacio de uso público extra tales como plazas, plazoletas, arcadas cubiertas y en fin espacio dedicado al uso público urbano peatonal, se permitirá por cada metro cuadrado que se deje para uso peatonal público, un aprovechamiento adicional los cuales podrán ser proyectados verticalmente, siempre que no sobrepase la altura máxima autorizada por la Dirección General de Aviación Civil en el sector.

4.4.1. Disposiciones generales sobre los incentivos.

En el marco del desarrollo sostenible, para lograr el equilibrio entre los intereses privados y públicos, ebe buscarse, además del uso de la potestad del Estado de regular la actividad privada, el incentivo de las iniciativas privadas para el beneficio público.

El Plan Regulador contiene los siguientes incentivos, entre los que la legislación nacional permite al respecto:

4.4.2. La flexibilidad de los requisitos.

De conformidad con la Resolución No. 1849-2024-SETENA, emitida el 22 de octubre de 2024, se aprueba de forma exclusiva el ajuste de densidad para el distrito de San Rafael, con fundamento en los Índices de Fragilidad Ambiental vinculados a la viabilidad ambiental del sector, lo cual fue reafirmado en la Sesión Ordinaria No. 081-2024 de la SETENA, celebrada en la misma fecha.

Este incentivo es aplicable únicamente a proyectos de edificaciones verticales ubicados en el distrito de San Rafael, donde deberá contar con el requisito obligatorio, de incorporar un sistema de tratamiento de aguas residuales (planta de tratamiento), debidamente autorizado por la Municipalidad y las instituciones competentes.

A continuación, se detalla la flexibilidad de los requisitos aplicables, según la ubicación específica dentro del distrito:

(A) Los proyectos en altura afectadas por zona influencia aeropuerto Tobías Bolaños deben consultar previamente su altura de construcción ante la Dirección General de Aviación Civil (DGAC).

(B) El retiro indicado en la tabla aplica para construcciones frente a ruta cantonal. En caso de enfrentar una ruta nacional deberá solicitar el alineamiento correspondiente ante el Ministerio de Obras Públicas y Transportes (MOPT).

(C) La cobertura será del 80% (el 20% de área restante debe destinarse a área verde).

Nota: En este distrito, los proyectos verticales que reduzcan su cobertura al 50% podrán utilizar el Coeficiente de Aprovechamiento Residencial (CAR) según las áreas tributarias:60 m² para 1 dormitorio, 75 m² para 2 dormitorios y 90 m² para 3 dormitorios (o combinación de las mismas), conforme al Art. 54 del Reglamento de Fraccionamientos y Urbanizaciones. La cantidad de unidades residenciales = [(CAR x área del lote) ÷ área tributaria]. Donde el CAR es para la ZRBD=0,50; ZRMD=0,75; ZRAD, ZCL, ZCEA, ZCPM, ZCPTM, ZMLDS=0,81; ZRAAD=0,84.

4.4.3. La condonación del impuesto de bienes inmuebles.

Está descrita para la Zona Protectora de los Cerros de Escazú (ZPCE) y para la Zona de Protección de Fuentes de Agua y Riberas (ZPFAR) en los artículos correspondientes respectivos, a cambio de que sus propietarios cumplan con ciertas normas de uso. Se refiere solo a terrenos que se estén usando para la protección de los recursos naturales, no a construcciones (de ningún tipo) que se realicen en la Zona Protectora.

4.4.4. Entrega de parte de propiedad al uso y disfrute públicos.

A continuación, se describen los beneficios que puede obtener el propietario:

• a)Galerías interiores: El propietario de un edificio que destine una galería interior con un mínimo de 5 metros de ancho para el uso público peatonal obtendrá el beneficio de aumentar el área máxima permitida de construcción a 3 metros cuadrados por cada metro cuadrado de galería.
• b)Pórticos: El propietario de un pórtico integrado a la acera, con un mínimo de tres metros de ancho libres, que lo destine para uso peatonal, obtendrá el beneficio de aumentar el área de construcción a 4,5 metros cuadrados por cada metro cuadrado del pórtico.
• c)Espacios abiertos: El propietario de una planta baja de espacios abiertos o techados con materiales translúcidos, que la destine al uso público (pero no a las ventas y cafeterías), obtendrá el beneficio de aumentar el área de construcción a 6 metros cuadrados por cada metro cuadrado cedido. Estos beneficios permitirán aumentar la altura del predio o su cobertura; esto último con la condición de que los propietarios cumplan con las normas de higiene.
• d)Cambio de tierra por impuestos : En los casos en que la Municipalidad de Escazú requiera mejorar la condición de áreas públicas cantonales, podrá establecer un convenio con los propietarios afectados, de forma que estos cedan la tierra a la ciudad a cambio de la exoneración de pago de un impuesto de Bienes Inmuebles que compense el valor de la tierra cedida.

4.4.5. Incentivos por Plan Proyecto En adición a este Plan Regulador, se complementa con la normativa recientemente emitida por el INVU denominada, Reglamento de Renovación Urbana y Guía básica para la Implementación de Procesos de Reajuste de Terrenos Reparcelamiento con Reparto de Cargas y Beneficios, y por el MIVAH en lo referente a Ley Reguladora de la Propiedad en Condominios y su reglamento, lo anterior supeditado a la previa presentación del Plan Proyecto de Renovación Urbana, ante la Oficina del Plan Regulador Municipal para su análisis, valoración y posible aprobación, según se detalla a continuación:

 Reajuste de Terrenos : Instrumento de gestión del suelo que consiste en la agrupación de predios de forma voluntaria por parte de uno o varios propietarios, con el objetivo de redefinir catastral y registralmente sus límites prediales por otros de mayor y mejor conveniencia técnica y funcional, permitiendo una mejor dotación de infraestructura y espacio público, con el fin de mejorar el tejido urbano. Cada persona propietaria aportará una parte o todo su bien inmueble para fusionarlo con los predios colindantes.

 Prácticas Incentivables: El gobierno municipal podrá establecer incentivos para los Planes Proyecto de Renovación Urbana que promuevan alguna de las siguientes prácticas:

 Donación de terrenos al gobierno local para uso público, en demasía de los estipulados por ley.

 Restauración de inmuebles patrimoniales de interés municipal y nacional, así como los declarados bienes inmuebles de interés histórico arquitectónico.

 Mayor cesión de área para espacio público, de lo establecido en la norma.

 Integración de cauces de ríos y quebradas al Proyecto, mediante su reforestación para conformar parques lineales urbanos.

 Provisión de vías peatonales, vehiculares y ciclovías adicionales.

 Edificación de equipamiento público para educación, salud, cultura, arte y deporte.

 Sustitución de actividades no permitidas o no conformes, según lo establecido en el artículo 28 de la Ley N°4240, o normativa vigente en la materia.

 Instalación de equipamiento urbano.

 Implementación de sistemas de ahorro energético, generación de energías limpias, reutilización de agua.

 Y demás lineamientos, a verificar en el Plan Proyecto a valorar tanto por el INVU, como por la Municipalidad.

Para el desarrollo de condominios aparte de lo dispuesto en esta normativa, aplican las actualizaciones efectuadas por el Poder Ejecutivo (MIVAH) tanto a la Ley Reguladora de la Propiedad en Condominios Nº 7933, y su Reglamento emitido mediante Decreto Ejecutivo N° 32303-MIVAH-MEIC-TUR.

En el caso de que por la aplicación del aumento del área se disponga a incrementar el parámetro de altura máxima permitida en la zona donde se desarrolle el proyecto, la edificación deberá ajustarse como altura máxima con lo establecido por la Dirección de Aviación Civil (DGAC).

5.1. Licencia (permiso) de construcción y responsabilidad municipal.

Toda obra relacionada con la construcción, que se ejecute dentro del cantón de Escazú, ya sea de carácter permanente o provisional, deberá obtener la licencia (permiso) municipal correspondiente, antes de su inicio.

Las obras, según su categoría, deben cumplir con los requisitos que integran el Reglamento de Requisitos para Permisos de Construcción, Remodelación, Demolición y Movimientos de Tierra, artículo 2.10.1 y siguientes, emitidos dentro de la publicación de los requisitos que se deben presentar para los diferentes trámites en la Municipalidad de Escazú (La Gaceta, No. 58 del 24 de marzo de 2009), con excepción de lo que se publica como Transitorios en este Reglamento.

5.2. Certificado de uso de suelo.

Para efectos de solicitud de patentes, permisos de construcción (incluyendo ampliación, remodelación y restauración), demolición, movimiento de tierra y urbanización, cualquier persona física o jurídica debe obtener previamente un certificado de uso del suelo, según los artículos 28 y 29 de la Ley de Planificación Urbana.

El certificado municipal de uso del suelo acreditará la conformidad del uso ante los requerimientos de la zonificación y sus requisitos, tales como alineamientos, frente, áreas mínimas, cobertura y otros condicionantes, si los hay, como alturas, accesos, vegetación, rótulos, acabados, horarios y otros.

Para el trámite del certificado de uso de suelo se tomará en cuenta lo normado en el presente Plan Regulador, así como la Ley de Uso, Manejo y Conservación de Suelos (Ley No. 7779 del 30/4/98,) y la Ley de Planificación Urbana (No. 4240).

El certificado descrito es solamente uno de los requisitos y no debe interpretarse como un permiso para llevar a cabo la actividad u obra solicitada.

5.3. Visado de planos catastrados.

La Municipalidad de Escazú, en la persona del funcionario el visado de planos de agrimensura en un plazo no mayor de 10 días hábiles, para lo cual se deberá cumplir con la siguiente normativa:

5.3.1. Objetivos del visado municipal de planos catastrados.

El visado de planos de agrimensura será obligatorio para autorizar la división o fraccionamiento de cualquier predio con el fin de vender, traspasar, negociar, repartir, explotar o utilizar en forma separada, las parcelas resultantes, incluyendo tanto las particiones de adjudicación judicial o extrajudicial, localizaciones de derechos indivisos, constitución de fincas filiales bajo el régimen de condominio y meras segregaciones en cabeza del mismo dueño.

Así como también con lo determinado en Reglamento a la Ley Reguladora de la Propiedad en Condominio Decreto N° 32303-MIVAH-MEIC-TUR y sus Reformas.

5.3.2. Requisitos para solicitar el visado de planos catastrados Planos por visar en original y dos copias. De no tener el plano original, el interesado deberá presentar una copia certificada y actualizada por el Catastro Nacional. En ninguna circunstancia se aceptarán fotocopias de planos en reducción, unidas con cinta adhesiva o en papel térmico (fax).

• a)Alineamientos a ríos, manantiales, pozos perforados para aprovechamiento de agua y en general a cauces de agua de dominio público, emitido por el Departamento de Urbanismo del INVU, o la Dirección de Aguas del MINAE.
• b)En el caso de planos catastrados de fincas que enfrenten calles de la red vial nacional definida en el artículo Nº 1 de la Ley General de Caminos Públicos, deberá aportar el alineamiento oficial del Ministerio de Obras Públicas y Transportes.
• c)Aportar plano o croquis de finca madre firmado por un profesional autorizado en topografía, indicando todas las parcelas resultantes del fraccionamiento con sus respectivos frentes, fondos y áreas.
• d)Aportar los planos modificados por el plano a visar, siempre y cuando se encuentren indicados expresamente en éste por medio de nota.
• e)Certificación de estar al día en impuestos y servicios municipales por parte del propietario de la finca que corresponde al plano por visar.
• f)Fórmula de solicitud debidamente llena, la cual será proveída por la Municipalidad de Escazú en sus oficinas centrales o bien por medios electrónicos.
• g)Cuando se trate de fraccionamiento de terrenos ubicados en reservas forestales o áreas especiales de protección forestal o uso agrícola establecidas por ley, deberá presentar el visado del Ministerio de Agricultura y Ganadería aprobando la división del predio como parcelas mínimas productivas.
• h)Cuando se establezca con base en la cartografía oficial emitida por el Instituto Geográfico Nacional, que el lote por segregar tiene una pendiente general mayor o igual al 30%, deberá presentar un estudio de estabilidad de taludes que garantice la estabilidad del terreno si se trata de parcelas para uso urbano o ubicadas en zonas de uso residencial.
• i)Cuando se desee cambiar el uso del suelo agrícola a otros usos, deberá cumplir con lo que establece el Reglamento a la Ley de Uso, Manejo y Conservación de Suelos en su artículo V.

5.3.3 Información que debe mostrar el plano por visar Para poder optar por el visado municipal, todo plano catastrado deberá indicar sin excepción la siguiente información:

• a)La estipulada por el Reglamento a la de Ley Catastro.
• b)Cuando se desee fraccionar lotes frente a calles públicas existentes que no tengan las dimensiones o ancho de vía que indique el Plan Regulador del cantón de Escazú o el Ministerio de Obras Públicas y Transportes en el caso de Rutas Nacionales, se deberá ceder la ampliación vial que corresponda por parte del fraccionador, no pudiendo el interesado edificar o contar con construcciones de uso privado en ella, adicionalmente no debe considerarse como parte del retiro frontal exigido por zona.
• c)Incluir en planos las servidumbres de cualquier tipo que colinden, afecten o se encuentren dentro del lote cuyo plano se desea visar.
• d)Cuando se trate de fraccionamiento de terrenos ubicados en reservas forestales o áreas especiales de protección forestal o uso agrícola establecidas por ley, deberá presentar la nota "Parcela de uso exclusivamente agrícola", o bien "Parcela destinada únicamente para protección forestal", si la misma se encuentra inscrita en Régimen Forestal del Ministerio de Ambiente y Energía (MINAE). Se exceptúan aquellos casos en que se autorice el cambio de uso del suelo por parte del Ministerio de Agricultura y Ganadería según el capítulo V del Reglamento a la Ley de Uso, Manejo y Conservación de Suelos.
• e)Alineamientos a ríos, quebradas, manantiales, etc., que colinden o se encuentren dentro del lote cuyo plano se desea visar.

5.3.4 Motivos de denegatoria del visado municipal Se establecen los siguientes aspectos por los cuales será denegado el visado referido:

• a)Cuando se incumpla con cualquiera de las disposiciones estipuladas en los apartados 5.3.2 y 5.3.3 supra citados.
• b)Cuando del simple fraccionamiento se originen lotes que tengan menos tamaño del permitido en cuanto a frente y área mínima, sin acceso a vía pública o que incumplan alguna o varias de las normas mínimas establecidas por los reglamentos del Plan Regulador del cantón de Escazú, o con la normativa sobre desarrollo urbano vigente a nivel nacional.
• c)Cuando el fondo de la parcela o parcelas resultantes de un fraccionamiento sea mayor que el frente multiplicado por siete, es decir, cuando la relación frente-fondo sea mayor de uno a siete.
• d)Cuando se presenten a visar planos de lotes en una urbanización o condominio que no cuente con los permisos que establecen las leyes del ramo.
• e)Cuando se desee dividir una finca o inmueble sobre el cual pese un impedimento, reserva o destino para uso público.
• f)Cuando el propietario de la finca o parcela cuyo plano se desea visar presente atraso o mora en el pago de impuestos o servicios municipales.
• g)Cuando los planos a visar presenten rótulos o leyendas con carácter de propaganda.
• h)Cuando en fraccionamientos con destino urbano con un número de parcelas resultantes mayor de seis lotes o sobrepase áreas mayores a 900 metros cuadrados, se omita ceder a favor de la Municipalidad el 10% del área a fraccionar o urbanizar, para ser dedicada a usos comunales y recreativos, esto sin contar las áreas destinadas a calles públicas, ampliaciones viales o zonas de protección. O cuando el área cedida para el uso público sea menor al 10% o tenga pendiente general mayor al promedio de la finca madre.
• i)Cuando el plano catastrado de fincas filiales no se ajuste al diseño de sitio aprobado por la Municipalidad (plano de distribución) y el INVU.
• j)Cuando se pretenda visar un plano de localización de derechos indivisos en clara violación del artículo 9 de la Ley N° 2755 Inscripción de Derechos Indivisos.
• k)Cuando el plano a visar se halla inscrito en el Catastro Nacional con perjuicio de áreas destinadas al uso público, tales como parques, zonas verdes y calles públicas.
• l)Cuando la Oficina de Catastro Municipal detecte que existe sobreposición o traslape de fincas.
• m)Cuando el plano a visar presente errores en la información que contiene u omisión de esta, de tal forma que pueda inducir al equívoco a la Administración Municipal, sea, por ejemplo, localización geográfica ausente o incorrecta, referencia a punto fijo incongruente con la realidad del sitio, inexistencia de referencia a punto fijo, inexistencia de los anchos de vías públicas que colindan directamente con el terreno, el derrotero no coincide con el polígono, entre otras.
• n)Cuando se pretenda visar planos catastrados de lotes irregulares, entiéndase, con acceso por callejón, en donde las dimensiones de este acceso no se ajusten a la siguiente norma:

1. Para callejones de tres metros de ancho, la longitud máxima será de 30 m.

2. Para callejones de 4 metros de ancho, la longitud máxima será de 40 m.

3. Sólo se admiten lotes con callejón de acceso si éstos enfrentan una calle pública existente.

4. El área del callejón no se contabiliza para efectos del área mínima del lote.

5.3.5 Casos especiales de excepción.

Los planos catastrados de lotes que no cumplan con los requisitos de área y/o frente mínimos exigidos para la zona, serán aprobados excepcionalmente en los siguientes casos.

• a)Cuando el título de propiedad respectivo haya sido inscrito ante el Registro Nacional de la Propiedad antes de la promulgación de los Reglamentos del Plan Regulador del cantón de Escazú.
• b)Cuando los planos a visar hayan sido catastrados y aprobados por el INVU en lo que corresponda, antes de la promulgación del Plan Regulador de Escazú, o bien el interesado demuestre que el trámite de inscripción de dichos planos se inició en el Catastro Nacional antes de la promulgación del citado Plan Regulador, siempre y cuando dichos planos cumplan con las normas sobre fraccionamiento de predios anteriores al Plan Regulador de Escazú.
• c)Cuando se desee fraccionar lotes en función de viviendas existentes, construidas con permisos anteriores a la promulgación del Plan Regulador de Escazú, siempre y cuando las parcelas resultantes cumplan con las normas aplicables antes de la promulgación del citado Plan Regulador:

c.1) En este caso será permitido presentar una declaración jurada firmada por el propietario registral y autenticada por un notario público, en el cual se declare bajo fe de juramento que la(s) vivienda(s) existente(s) en el predio que no cumple con la condición mínima de área y/o frente, fueron construidas con el respectivo permiso aprobado por la administración municipal antes de la promulgación del Plan Regulador de Escazú.

Lo anterior de manera supletoria según el artículo 15 de la Ley No. 8220 (Protección al ciudadano del exceso de requisitos y trámites administrativos).

Advirtiendo al propietario registral de lo estipulado en los artículos 318 (perjurio) y 323 (falso testimonio) del Código Penal, con respecto a la declaración jurada. Donde conceptualmente se tiene como declaración jurada (del diccionario panhispánico del español jurídico, 2020): "Manifestación personal, verbal o escrita, donde se asegura la veracidad de lo declarado bajo juramento ante autoridades administrativas o judiciales. Se presume como cierto lo que se declara mientras no se acredite lo contrario." 5.3.6 Caducidad del visado municipal El visado municipal se mantendrá vigente sin plazo específico de caducidad en tanto la situación registral, los linderos, la cabida del lote o cualquier otra característica susceptible de ser modificada se mantengan invariables. En su defecto, toda modificación de cabida o linderos del lote cuyo plano fue visado, que provoque discrepancia entre la información del Registro Nacional de la Propiedad y el plano visado, conllevará por consiguiente al trámite de un nuevo visado municipal.

Los visados otorgados con anterioridad a la promulgación del Plan Regulador del cantón de Escazú se mantendrán vigentes en tanto se cumpla con la situación descrita en el párrafo anterior.

5.4 Permiso para construcción de obra menor Se considera como obra menor toda construcción de hasta 30 metros cuadrados tales como cocheras, cambios de techo, habitaciones y similares, y las tapias, verjas y muros que no excedan los 20 metros lineales. En estos casos se deberá cumplir con un mínimo de requisitos, a saber:

• a)Croquis de lo propuesto con sus medidas correspondientes y la información necesaria para aclarar la razón por la cual se está solicitando permiso, tal como ubicación en el terreno, altura de la construcción, tipo de materiales por usar, retiros con el colindante, etc.
• b)Debe además presentarse el plano catastrado de la propiedad y la solicitud de permiso correspondiente debidamente llena y firmada por el propietario, así como por un profesional responsable. La Municipalidad proveerá un servicio por medio de profesionales en ingeniería o arquitectura, quienes voluntariamente asesoran y firman los planos de obras menores, en casos comprobados de interés social. Este "consultorio arquitectónico" funcionará como un servicio a la comunidad para que las construcciones de este tipo cumplan con estándares adecuados de seguridad, así como retiros, cobertura y demás requisitos básicos del Reglamento de Construcciones. Se excluyen de esta medida aquellas construcciones que se encuentren en áreas peligrosas y conflictivas, o con soluciones estructurales y arquitectónicas muy complejas, puesto que necesitan un proceso de estudio de mayor detenimiento. En estos casos, la solicitud de permiso deberá cumplir con los requisitos para obra mayor.
• c)Para obras de mantenimiento como las que a continuación se enumeran y/o similares, no se requerirá permiso de construcción:

 Reparación de tanques sépticos.

 Cambios de muebles (cocina, sanitarios, pilas, closet, entre otros).

 Reparaciones como pintura, cambios de ventanas, puertas, repellos y enchapes.

 Cambios de láminas de zinc en cubiertas de techo, canoas y bajantes sin afectar la estructura de techos.

 Cambios en láminas de gypsum, fibrocemento, madera conglomerada, piezas de madera entre otros.

 Aceras, rampas o contrapisos menores de 10 metros cuadrados.

 Cambio de pisos y cielo raso menores de 30 metros cuadrados.

 Cercas en postes de madera o concreto con alambre de púas.

 Labores de jardinería en general.

5.5. Permiso para construcción de obra mayor.

Se considera como obra mayor toda construcción mayor a 30 metros cuadrados. La solicitud para la construcción de una obra de este tipo debe cumplir con los requisitos respectivos que se contemplan en el "Reglamento de requisitos para permisos de construcción, remodelación, demolición y movimientos de tierra" de la Municipalidad.

Será requisito indispensable para cualquier proyecto constructivo el obtener el visto bueno de dotación de agua por parte del Instituto Costarricense de Acueductos y Alcantarillados (A y A) de acuerdo con las disposiciones emitidas por esta Institución sobre zonificación dictaminada para otorgamiento de disponibilidad de agua (Acuerdo 2005-1012) publicado en La Gaceta N. 246 21/12/2005.

En el caso de fraccionamientos, urbanizaciones y condominios (residenciales y comerciales), se debe presentar al Proceso Planificación y Control Urbano un anteproyecto con el propósito de verificar la factibilidad urbanística de la obra; no obstante, el visto bueno preliminar que se otorgue por este Departamento no autoriza la venta o el inicio de ejecución de obras.

En casos en que los terrenos estén afectados por alguna falla geológica o amenazas de desastres naturales tales como deslizamientos, avalanchas, zonas propensas a inundación, etc., de acuerdo con el plano que para tal efecto cuenta la Comisión Nacional de Prevención de Riesgos y Atención de Emergencias, y el Mapa de índices de Fragilidad ambiental del cantón de Escazú, será necesario primero que el interesado presente la propuesta a dicha Comisión para conocer su criterio antes de que la Municipalidad emita pronunciamiento sobre el proyecto. En los casos en que la Comisión Nacional de Prevención de Riesgos y Atención de Emergencias otorgue un visto bueno a lo proyectado en estas zonas, será imprescindible contar con un estudio geológico, así como aplicar el Código Sísmico vigente en todos sus alcances. Asimismo, en los sectores de Salitrillos, Alto Palo Campana y Bebedero, deberá contarse también con un dictamen preliminar de la Comisión para cualquier proyecto, por motivo de deslizamientos en esos sectores, por lo cual deberán tomarse muy en cuenta las recomendaciones dadas en el Informe Técnico DPM-INF- 059-2003 realizado por dicha Comisión en lo concerniente a estas áreas.

En caso de proyectos de 50 o más espacios de estacionamientos en que la propiedad enfrente Ruta Nacional debe aportar estudio de Impacto Vial aprobado por el MOPT, así como la respectiva lámina de accesos con visto bueno de dicha Institución. En caso de que la propiedad esté enfrente de Ruta Local, debe también aportar estudio de Impacto Vehicular revisado por el MOPT y aprobación del Departamento de Obras Públicas de la Municipalidad, así como lámina de accesos con la respectiva aprobación del mismo Departamento. La Municipalidad contratará un estudio técnico especializado cuando sea necesario, para determinar el impacto vial integrado del cantón. Las recomendaciones de este estudio deberán aplicarse por los desarrolladores que realicen proyectos en el cantón.

En caso que se realice una remodelación o construcción nueva de un local comercial que no cuente con la licencia constructiva, la licencia comercial no será otorgada hasta tanto haya operado el recibo de obras; y en caso que cuente con licencia comercial vigente, se procederá a dictar la clausura por mera constatación de las áreas no autorizadas y se iniciará el procedimiento administrativo o judicial tendiente a la cancelación, suspensión o declaratoria de nulidad de la licencia comercial según corresponda.

5.6. Permiso para instalación de juegos mecánicos.

Para la instalación de juegos mecánicos temporales, el interesado deberá obtener Licencia Municipal. En la solicitud respectiva deberá aclarar la ubicación de las máquinas, la disponibilidad de servicios sanitarios, de agua potable, la acometida eléctrica y cualquier otra variable que se requiera para el adecuado desarrollo de las actividades propuestas.

5.7. Permiso para demolición.

Además de los requisitos previstos para la solicitud de permiso de obra menor descritos en este capítulo, se debe presentar información fotográfica apropiada para entender las calidades del edificio por demoler. Esto, con el propósito de ser comparado con el Inventario de Casas de Adobe existente en el Archivo Municipal. El Departamento de Desarrollo Urbano se reservará la posibilidad de elevar el caso ante la dependencia correspondiente del Ministerio de Cultura.

5.8. Póliza de riesgos de trabajo.

De acuerdo con la disposición del reglamento publicado en el Alcance N° 2 de La Gaceta, del 14 de enero de 1999, para la solicitud de la Póliza de Riesgos de Trabajo, es necesario que la póliza se inscriba a nombre del propietario del proyecto o del profesional responsable de la obra; en caso de pólizas abiertas, se deberá acatar la legislación pertinente a la protección de los trabajadores.

5.9. Permiso para movimiento de tierra.

Los permisos para movimiento de tierra, en función de obras futuras, estarán sujetos a las autorizaciones que establece la legislación vigente. No se autorizarán movimientos de tierra sin antes contar con el estudio de Viabilidad Ambiental emitida por la SETENA. La realización de movimientos de tierra no obliga a la Municipalidad a conceder los permisos ulteriores. Se prohíben los movimientos de tierra y rellenos en zonas de deslizamientos activos, según el mapa de la Comisión Nacional de Prevención de Desastres, y los mapas de la variable ambiental avalada por SETENA para el presente Plan Regulador.

La solicitud de movimiento de tierra para otros fines debe cumplir con los requisitos que se estipulan en el artículo 2.10.2 de la publicación en La Gaceta, N. 47 del 7 de marzo del 2003, requisitos que se deben presentar para los diferentes trámites en la Municipalidad de Escazú.